Brand new 2 Bedroom villa for sale in Bali Pererenan - RF5666A

Brand new 2 Bedroom villa for sale in Bali Pererenan - RF5666A

Pererenan, Bali

$268k

Price

5.2%

ROI

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 153 m²
Build: 115 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $151

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 - RF5666A

Pererenan · Pererenan · Ref BF-132499 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
115 m²
Land
153 m²
True net yield
2.2%
≈ $1,166/mo net after costs & tax
5-yr total return (net + appreciation)
12.0% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 68 · 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)
$151/night
50% ($76)Brixfox estimate($151/night)200% ($302)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$13,988
Airbnb data$151/night · 37% occupancy
Rental income
$151/night · 37% occ.
$20,653
Running costs (20%)
Utilities, cleaning, maintenance
-$4,131
Income tax (10%)
Indonesian rental income tax
-$2,065
Property tax
Annual property tax
-$469
Net income
5.2% ROI
$13,988

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 (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,875
($0–$5,750)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$324,473

Gross yield (asking)

7.7%

True gross yield (all-in)

6.4%

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.

$2.5M$1.9M$1.3M$634K$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 16: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$359K
+34%
Rental Income
+$74K
Total Position
$433K
+62%
10.1%/yr
Year 10
Capital Value
$480K
+79%
Rental Income
+$160K
Total Position
$640K
+139%
9.1%/yr
Year 20
Capital Value
$860K
+221%
Rental Income
+$376K
Total Position
$1.2M
+361%
7.9%/yr
Year 30
Capital Value
$1.5M
+474%
Rental Income
+$665K
Total Position
$2.2M
+723%
7.3%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$151 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
153 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

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.
4.1%
$925/mo
40% occ.
5.6%
$1,247/mo
37% occ.
5.2%
$1,166/mo
current
47% occ.
6.7%
$1,487/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.