Brand New 3 Bedroom Villa for Sale in Bali Pererenan North Side - RF4163A

Brand New 3 Bedroom Villa for Sale in Bali Pererenan North Side - RF4163A

Pererenan, Bali

$351k

Price

7.9%

ROI

3

Bedrooms

39%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 200 m²
Build: 240 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $288

Investment Analysis

Situated in the residential area of Pererenan, this modern villa is just a 3-minute drive from a fitness center. The property spans 2.2 are of land and fea...

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

Brand New 3 Bedroom Villa for Sale in Bali Pererenan North Side - RF4163A

Pererenan · Pererenan · Ref BF-131872 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$350,550
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
240 m²
Land
200 m²
True net yield
3.8%
≈ $2,318/mo net after costs & tax
5-yr total return (net + appreciation)
14.7% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 72 · B+
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)
$288/night
50% ($144)Brixfox estimate($288/night)200% ($576)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$27,820
Airbnb data$288/night · 39% occupancy
Rental income
$288/night · 39% occ.
$40,619
Running costs (20%)
Utilities, cleaning, maintenance
-$8,124
Income tax (10%)
Indonesian rental income tax
-$4,062
Property tax
Annual property tax
-$613
Net income
7.9% ROI
$27,820

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$350,550
BPHTB (freehold transfer tax)$17,528
Notary & registration$1,800
Legal / due diligence$3,506
Total acquisition costs$22,834
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,000
($0–$12,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$422,284

Gross yield (asking)

11.6%

True gross yield (all-in)

9.6%

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

Freehold — 6%/yr appreciation in Pererenan.

$3.8M$2.9M$1.9M$959K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $351K
Capital appreciation
Property value growing at +6%/yr based on Pererenan market trends.
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 11: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$469K
+34%
Rental Income
+$148K
Total Position
$617K
+76%
12.0%/yr
Year 10
Capital Value
$628K
+79%
Rental Income
+$319K
Total Position
$947K
+170%
10.4%/yr
Year 20
Capital Value
$1.1M
+221%
Rental Income
+$748K
Total Position
$1.9M
+434%
8.7%/yr
Year 30
Capital Value
$2.0M
+474%
Rental Income
+$1.3M
Total Position
$3.3M
+852%
7.8%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.9% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$288 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $288 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
6.1%
$1,789/mo
40% occ.
8.2%
$2,402/mo
39% occ.
7.9%
$2,318/mo
current
49% occ.
10.0%
$2,931/mo

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.