Brand new 2 Bedroom Modern Villa for sale in Pererenan Tumbak Bayuh Bali - RF3467

Brand new 2 Bedroom Modern Villa for sale in Pererenan Tumbak Bayuh Bali - RF3467

Pererenan, Bali

$172k

Price

6.2%

ROI

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 90 m²
Build: 90 m²
Est. Revenue: $16k/yr
Avg Nightly Rate: $117

Investment Analysis

2 Units available Nestled in the serene enclave of Tumbak Bayuh, Pererenan, this modern property offers a tranquil retreat just a short 10-minute drive from...

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 Modern Villa for sale in Pererenan Tumbak Bayuh Bali - RF3467

Pererenan · Pererenan · Ref BF-131454 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$172,200
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
90 m²
Land
90 m²
True net yield
2.8%
≈ $894/mo net after costs & tax
5-yr total return (net + appreciation)
7.1% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 52 · C+
30 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)
$117/night
50% ($58)Brixfox estimate($117/night)200% ($234)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$10,722
Airbnb data$117/night · 37% occupancy
Rental income
$117/night · 37% occ.
$15,748
Running costs (20%)
Utilities, cleaning, maintenance
-$3,150
Income tax (10%)
Indonesian rental income tax
-$1,575
Property tax
Annual property tax
-$301
Net income
6.2% ROI
$10,722

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$172,200
Lease transfer & notarial admin (~1%)$1,722
Notary & registration$1,800
Legal / due diligence$1,722
Total acquisition costs$5,244
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$11,700
($7,200–$16,200)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$209,244

Gross yield (asking)

9.1%

True gross yield (all-in)

7.5%

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 30 years remaining.

$587K$440K$293K$147K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $172KPeak Capital Value: Yr 5 ($180K)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 14: 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 5Peak
Capital Value
$180K
+4%
25 years remaining
Rental Income
+$57K
Total Position
$237K
+37%
6.6%/yr
Year 10
Capital Value
$174K
+1%
20 years remaining
Rental Income
+$123K
Total Position
$296K
+72%
5.6%/yr
Year 15
Capital Value
$121K
-30%
15 years remaining
Rental Income
+$199K
Total Position
$320K
+86%
4.2%/yr
Year 20
Capital Value
$62K
-64%
10 years remaining
Rental Income
+$288K
Total Position
$350K
+103%
3.6%/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
6.2% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Average
$117 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
90 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
30 years remaining on lease

Top Highlights

30+ year lease — strong tenure runway

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.
5.0%
$721/mo
40% occ.
6.8%
$970/mo
37% occ.
6.2%
$894/mo
current
47% occ.
8.0%
$1,142/mo

Lease Timeline

30 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.