Villa with Mezzanine for Sale leasehold in Pererenan Tumbak Bayuh

Villa with Mezzanine for Sale leasehold in Pererenan Tumbak Bayuh

Pererenan, Bali

$150k

Price

2

Bedrooms

70%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 561 m²
Build: 71 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $66

Cost to reproduce & long-term let

Reproducing this villa would cost about $177k — reproducing it would cost about $177k

Long-term rental alternative: ~$17k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Pererenan

  • Expected occupancy of 70% compares with a 68% median across 715 tracked Pererenan villas.
  • Its expected nightly rate of $66 sits below the Pererenan median of $104.
  • Brixfox ranks its projected net yield in the top half of the 714 live Pererenan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Tucked away in a peaceful residential pocket just a short drive from the buzz of Canggu, this charming 2-bedroom villa sits on a generous 561 sqm plot. With a b...

Price
$150,073
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2-bedroom leasehold villa in Pererenan — photo 1 of 5
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Villa with Mezzanine for Sale leasehold in Pererenan Tumbak Bayuh

Pererenan · Tumbak Bayuh · Ref BF-133137Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$150,073
Listed 149 days ago
Net yield
4.7%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 19 yrs, with no resale value
Inquire about this property
  • 35% below the Pererenan median for 2-bedroom villas
  • 19-year lease · -0.6% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

A solid case: this Pererenan villa nets 4.7% on an all-in cost of $155,956, based on 87 nearby Airbnb comparables with high confidence.

Why
Strengths
  • •Net yield of 4.7% is backed by a deep, consistent set of 87 nearby Airbnb comparables (high confidence)
  • •Gross yield on all-in cost reaches 10.7%, with projected annual revenue of $16,729 at 70% occupancy
  • •Average daily rate of $66 supports the fully managed net yield after local costs and tax
Risks
  • •Leasehold has 19 years remaining; the villa reverts to the landowner with no resale value at lease end
  • •Short-term letting nets 4.7%, projecting 2.2 points below the long-term let alternative of 6.9%
  • •Zoning has not been checked for this listing

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 11 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
2
Bathrooms
1
Built area
71 m²
Land
561 m²
Brixfox Score 81 · B+· top 50% Leasehold · 19 yrs leftFinancial analysis ↓
Short lease — 19 yrs left. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 19 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
4.7%
$7,265 net operating income /yr
Gross yield · all-in basis
10.7%
−6.0 pts in operating costs & local taxes
After lease amortisation:-0.6%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 21.5 of 19 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Pererenan — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$66
Expected booked rate (market-calibrated)
Expected occupancy
70%
Full-year estimate, market-calibrated
Projected annual revenue
$16,729
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.9% of price, auto-calculated
$2,882
PPAT notary (lease deed)$1,501
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$155,956
+3.9% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$16,729
Rental management
−$3,346
Booking channel fees
−$836
Utilities
−$836
Cleaning & laundry
−$836
Maintenance & repairs
−$836
Insurance
−$502
Guest supplies & consumables
−$335
Property tax (PBB)
−$263
PPh 4(2) final tax on rent
−$1,673
Net operating income
$7,265/yr
Net yield on all-in investment
4.7%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 19 yrs remaining−$8,208/yr
Net yield after lease amortisation-0.6%
Payback vs remaining term21.5 yrs of 19 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Reproducing this villa would cost about $177kcost ≈ $177kMedium confidence
Long-term rental alternative: ~$17k/yr gross rent6.9% net yieldHigh confidence

Long-term letting projected to outperform short-term by 2.2 points.

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The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Pererenan · Tumbak Bayuh

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B+
LocationAverage
Emerging or secondary location
Rental YieldGood
4.7% net yield on all-in cost
OccupancyGood
70% average occupancy
Nightly RateWeak
$66 per night
Visual AppealGood
6/10 visual appeal
Size & SpaceStrong
561 m² land area
ZoningAverage
STR zoning not confirmed
TenureAverage
19 years remaining on lease
Generous 561 m² land — room for expansion or amenities
Secondary location — rental demand may be lower than premium areas
ADR of $66 limits revenue ceiling — consider repositioning potential

Strong income today, but the 19-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy50%$5,1093.3%
-10 pts occupancy60%$6,1874.0%
Expected70%$7,2664.7%
+10 pts occupancy80%$8,3445.4%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway19 yearsCautionPlan an exit within ~4 years, while resale is still easy.
Payback21.5 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

A solid case: this Pererenan villa nets 4.7% on an all-in cost of $155,956, based on 87 nearby Airbnb comparables with high confidence.

Strengths
  • •Net yield of 4.7% is backed by a deep, consistent set of 87 nearby Airbnb comparables (high confidence)
  • •Gross yield on all-in cost reaches 10.7%, with projected annual revenue of $16,729 at 70% occupancy
  • •Average daily rate of $66 supports the fully managed net yield after local costs and tax
Risks
  • •Leasehold has 19 years remaining; the villa reverts to the landowner with no resale value at lease end
  • •Short-term letting nets 4.7%, projecting 2.2 points below the long-term let alternative of 6.9%
  • •Zoning has not been checked for this listing

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.