Brand new 2 Bedroom Villa For Sale Leasehold Near Lima Beach Pererenan Bali - RF3389

Brand new 2 Bedroom Villa For Sale Leasehold Near Lima Beach Pererenan Bali - RF3389

Pererenan, Bali

$240k

Price

5.4%

ROI

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 100 m²
Build: 165 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $141

Investment Analysis

Located just a brief 5-minute drive from the picturesque Pererenan Beach, this property in Pererenan offers a seamless blend of modern living and convenient acc...

2-bedroom leasehold villa in Pererenan — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Pererenan — photo 2 of 5
2-bedroom leasehold villa in Pererenan — photo 3 of 5
2-bedroom leasehold villa in Pererenan — photo 4 of 5
2-bedroom leasehold villa in Pererenan — photo 5 of 5

Brand new 2 Bedroom Villa For Sale Leasehold Near Lima Beach Pererenan Bali - RF3389

Pererenan · Pererenan · Ref BF-131419 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$239,850
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
165 m²
Land
100 m²
True net yield
2.3%
≈ $1,086/mo net after costs & tax
5-yr total return (net + appreciation)
3.8% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 45 · C
24 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)
$141/night
50% ($70)Brixfox estimate($141/night)200% ($281)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$13,031
Airbnb data$141/night · 37% occupancy
Rental income
$141/night · 37% occ.
$19,216
Running costs (20%)
Utilities, cleaning, maintenance
-$3,843
Income tax (10%)
Indonesian rental income tax
-$1,922
Property tax
Annual property tax
-$420
Net income
5.4% ROI
$13,031

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$239,850
Lease transfer & notarial admin (~1%)$2,399
Notary & registration$1,800
Legal / due diligence$2,399
Total acquisition costs$6,598
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$21,450
($13,200–$29,700)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$290,198

Gross yield (asking)

8.0%

True gross yield (all-in)

6.6%

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 24 years remaining.

$516K$387K$258K$129K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $240KPeak Capital Value: NowPaid back
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 15: 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
$221K
-8%
19 years remaining
Rental Income
+$69K
Total Position
$290K
+21%
3.8%/yr
Year 10
Capital Value
$148K
-38%
14 years remaining
Rental Income
+$149K
Total Position
$298K
+24%
2.2%/yr
Year 15
Capital Value
$73K
-70%
9 years remaining
Rental Income
+$242K
Total Position
$315K
+31%
1.8%/yr
Year 20
Capital Value
$20K
-92%
4 years remaining
Rental Income
+$350K
Total Position
$370K
+54%
2.2%/yr

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Good
24 years remaining on lease

Watch Out

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

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.3%
$863/mo
40% occ.
5.8%
$1,162/mo
37% occ.
5.4%
$1,086/mo
current
47% occ.
6.9%
$1,385/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.