Brand New 2 Bedroom Villa for Sale Leasehold in Bali Pererenan Tumbak Bayuh - RF5488A

Brand New 2 Bedroom Villa for Sale Leasehold in Bali Pererenan Tumbak Bayuh - RF5488A

Pererenan, Bali

$203k

Price

5.9%

ROI

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 166 m²
Build: 90 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $131

Investment Analysis

Nestled on a 1.66-are plot with a 0.9-are building size, this brand-new 2-bedroom villa in Pererenan Tumbak Bayuh embodies modern style and relaxed living. Comp...

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Bali Home Immo
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Brand New 2 Bedroom Villa for Sale Leasehold in Bali Pererenan Tumbak Bayuh - RF5488A

Pererenan · Pererenan · Ref BF-132477 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$202,950
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
90 m²
Land
166 m²
True net yield
2.6%
≈ $1,003/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 55 · C+
33 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)
$131/night
50% ($66)Brixfox estimate($131/night)200% ($263)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$12,031
Airbnb data$131/night · 37% occupancy
Rental income
$131/night · 37% occ.
$17,694
Running costs (20%)
Utilities, cleaning, maintenance
-$3,539
Income tax (10%)
Indonesian rental income tax
-$1,769
Property tax
Annual property tax
-$355
Net income
5.9% ROI
$12,031

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$202,950
Lease transfer & notarial admin (~1%)$2,030
Notary & registration$1,800
Legal / due diligence$2,030
Total acquisition costs$5,860
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$15,750
($9,000–$22,500)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$246,860

Gross yield (asking)

8.7%

True gross yield (all-in)

7.2%

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 33 years remaining.

$762K$572K$381K$191K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $203KPeak Capital Value: Yr 8 ($231K)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 5
Capital Value
$226K
+11%
28 years remaining
Rental Income
+$64K
Total Position
$290K
+43%
7.4%/yr
Year 10
Capital Value
$229K
+13%
23 years remaining
Rental Income
+$138K
Total Position
$367K
+81%
6.1%/yr
Year 15
Capital Value
$199K
-2%
18 years remaining
Rental Income
+$224K
Total Position
$423K
+108%
5.0%/yr
Year 20
Capital Value
$128K
-37%
13 years remaining
Rental Income
+$323K
Total Position
$452K
+122%
4.1%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.9% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$131 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
166 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
33 years remaining on lease

Top Highlights

33+ 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.
4.8%
$809/mo
40% occ.
6.4%
$1,089/mo
37% occ.
5.9%
$1,003/mo
current
47% occ.
7.6%
$1,282/mo

Lease Timeline

33 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.