Brand new 4 Bedroom Villa for sale leasehold in Bali Pererenan Tumbak Bayuh - RF2842B

Brand new 4 Bedroom Villa for sale leasehold in Bali Pererenan Tumbak Bayuh - RF2842B

Pererenan, Bali

$646k

Price

6.5%

ROI

4

Bedrooms

37%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 490 m²
Build: 428 m²
Est. Revenue: $61k/yr
Avg Nightly Rate: $454

Investment Analysis

Located in Pererenan, Tumbak Bayuh, this property is strategically positioned with a 5-minute drive to the nearest gyms and restaurants, and just a 10-minute dr...

4-bedroom leasehold villa in Pererenan — photo 1 of 5
Bali Home Immo
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Brand new 4 Bedroom Villa for sale leasehold in Bali Pererenan Tumbak Bayuh - RF2842B

Pererenan · Pererenan · Ref BF-131185 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$645,750
View original listing
Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
428 m²
Land
490 m²
True net yield
3.2%
≈ $3,492/mo net after costs & tax
5-yr total return (net + appreciation)
8.3% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 66 · B+
32 yrs left on lease
Modelled from Airbnb listings we track across Pererenan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Pererenan

Pererenan, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$454/night
50% ($227)Brixfox estimate($454/night)200% ($907)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$41,906
Airbnb data$454/night · 37% occupancy
Rental income
$454/night · 37% occ.
$61,480
Running costs (20%)
Utilities, cleaning, maintenance
-$12,296
Income tax (10%)
Indonesian rental income tax
-$6,148
Property tax
Annual property tax
-$1,130
Net income
6.5% ROI
$41,906

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$645,750
Lease transfer & notarial admin (~1%)$6,458
Notary & registration$1,800
Legal / due diligence$6,458
Total acquisition costs$14,716
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,700
($0–$21,400)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$721,266

Gross yield (asking)

9.5%

True gross yield (all-in)

8.5%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 32 years remaining.

$2.5M$1.9M$1.3M$633K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $646KPeak Capital Value: Yr 7 ($715K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 13: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$704K
+9%
27 years remaining
Rental Income
+$222K
Total Position
$926K
+43%
7.5%/yr
Year 10
Capital Value
$703K
+9%
22 years remaining
Rental Income
+$480K
Total Position
$1.2M
+83%
6.2%/yr
Year 15
Capital Value
$573K
-11%
17 years remaining
Rental Income
+$779K
Total Position
$1.4M
+110%
5.1%/yr
Year 20
Capital Value
$350K
-46%
12 years remaining
Rental Income
+$1.1M
Total Position
$1.5M
+129%
4.2%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$454 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
490 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
32 years remaining on lease

Top Highlights

Premium nightly rate of $454 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
32+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.2%
$2,803/mo
40% occ.
7.0%
$3,768/mo
37% occ.
6.5%
$3,492/mo
current
47% occ.
8.3%
$4,458/mo

Lease Timeline

32 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.