Brand new 2 Bedroom villa for sale in Bali Pererenan - RF5666B

Brand new 2 Bedroom villa for sale in Bali Pererenan - RF5666B

Pererenan, Bali

$268k

Price

4.5%

ROI

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 161 m²
Build: 121 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $131

Investment Analysis

Nestled in the serene residential area of Pererenan, this brand-new two-bedroom villa blends modern design with tropical elegance. The villa is surrounded by lu...

2-bedroom freehold villa in Pererenan — photo 1 of 5
Bali Home Immo
2-bedroom freehold villa in Pererenan — photo 2 of 5
2-bedroom freehold villa in Pererenan — photo 3 of 5
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Brand new 2 Bedroom villa for sale in Bali Pererenan - RF5666B

Pererenan · Pererenan · Ref BF-132498 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$268,017
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
121 m²
Land
161 m²
True net yield
1.8%
≈ $993/mo net after costs & tax
5-yr total return (net + appreciation)
11.2% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 61 · 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)
$131/night
50% ($66)Brixfox estimate($131/night)200% ($263)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$11,917
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
-$469
Net income
4.4% ROI
$11,917

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$268,017
BPHTB (freehold transfer tax)$13,401
Notary & registration$1,800
Legal / due diligence$2,680
Total acquisition costs$17,881
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$21,175
($12,100–$30,250)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$329,373

Gross yield (asking)

6.6%

True gross yield (all-in)

5.4%

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.

$2.4M$1.8M$1.2M$606K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $268K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$359K
+34%
Rental Income
+$63K
Total Position
$422K
+57%
9.5%/yr
Year 10
Capital Value
$480K
+79%
Rental Income
+$137K
Total Position
$617K
+130%
8.7%/yr
Year 20
Capital Value
$860K
+221%
Rental Income
+$320K
Total Position
$1.2M
+340%
7.7%/yr
Year 30
Capital Value
$1.5M
+474%
Rental Income
+$567K
Total Position
$2.1M
+686%
7.1%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$131 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
161 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.6%
$800/mo
40% occ.
4.8%
$1,079/mo
37% occ.
4.4%
$993/mo
current
47% occ.
5.7%
$1,273/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.