Off-plan 1 Bedroom Villa for Sale Leasehold in Bali Pererenan Beachside - RF4423E

Off-plan 1 Bedroom Villa for Sale Leasehold in Bali Pererenan Beachside - RF4423E

Pererenan, Bali

$170k

Price

1

Bedrooms

70%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 83 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $95

How it compares in Pererenan

  • Expected occupancy of 70% compares with a 69% median across 682 tracked Pererenan villas.
  • Its expected nightly rate of $95 sits below the Pererenan median of $154.
  • Brixfox ranks its projected net yield in the top half of the 680 live Pererenan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Off-plan estimated completion in Q4 2026 This charming one-bedroom villa for rent in Pererenan is fully furnished and designed for comfortable tropical livin...

Price
$170,462
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1-bedroom leasehold villa in Pererenan — photo 1 of 5
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Off-plan 1 Bedroom Villa for Sale Leasehold in Bali Pererenan Beachside - RF4423E

Pererenan · Ref BF-134222Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$170,462
Net yield
6.0%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 23 yrs
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Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Land
83 m²
Brixfox Score 65 · B· top 70% Leasehold · 23 yrs leftFinancial analysis ↓
Short lease — 23 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — 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 · 23 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.
6.0%
$10,652 net operating income /yr
Gross yield · all-in basis
13.7%
−7.7 pts in operating costs & local taxes
After lease amortisation:1.7%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 repays your investment in 16.6 of 23 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
$95
Expected booked rate (market-calibrated)
Expected occupancy
70%
Full-year estimate, market-calibrated
Projected annual revenue
$24,333
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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· 1.8% of price, auto-calculated
$3,101
PPAT notary (lease deed)$1,705
Legal due diligence$1,396
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
$176,972
+3.8% 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
$24,333
Rental management
−$4,867
Booking channel fees
−$1,217
Utilities
−$1,217
Cleaning & laundry
−$1,217
Maintenance & repairs
−$1,217
Insurance
−$730
Guest supplies & consumables
−$487
Property tax (PBB)
−$298
PPh 4(2) final tax on rent
−$2,433
Net operating income
$10,652/yr
Net yield on all-in investment
6.0%

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 — your capital is not returned 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 ÷ 23 yrs remaining−$7,694/yr
Net yield after lease amortisation1.7%
Payback vs remaining term16.6 yrs of 23 yrs
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Pererenan

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

65B
LocationAverage
Emerging or secondary location
Rental YieldStrong
6.0% net yield on all-in cost
OccupancyGood
70% average occupancy
Nightly RateAverage
$95 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
83 m² land area
ZoningStrong
Zoned for short-term rentals
TenureGood
23 years remaining on lease
Strong net yield at 6.0% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Secondary location — rental demand may be lower than premium areas
ADR of $95 limits revenue ceiling — consider repositioning potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy50%$7,5244.3%
-10 pts occupancy60%$9,0885.1%
Expected70%$10,6526.0%
+10 pts occupancy80%$12,2176.9%

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

Lease runway23 yearsCautionPlan an exit within ~8 years, while resale is still easy.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback10.2 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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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 verified Brixfox Intelligence rental data. 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.