Brand New 11 bedroom Villa for sale in Bali - Pererenan - RF5739

Brand New 11 bedroom Villa for sale in Bali - Pererenan - RF5739

Pererenan, Bali

$1.3M

Price

11

Bedrooms

59%

Occupancy

Ownership: Freehold
Land: 504 m²
Build: 720 m²
Est. Revenue: $344k/yr
Avg Nightly Rate: $1597

Investment Analysis

Located in the vibrant area of Pererenan, this exceptional villa complex perfectly blends modern architecture with tropical charm, offering a rare investment op...

11-bedroom freehold villa in Pererenan — photo 1 of 5
Bali Home Immo
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Brand New 11 bedroom Villa for sale in Bali - Pererenan - RF5739

Pererenan · Pererenan · Ref BF-134342 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$1,291,500
View original listing
Ownership
Freehold
Bedrooms
11
Built area
720 m²
Land
504 m²
True net yield
9.7%
5-yr total return (net + appreciation)
0.0% / yr avg
Brixfox Score 79 · A
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)
$1,597/night
50% ($798)Brixfox estimate($1,597/night)200% ($3193)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$238,219
Airbnb data$1,597/night · 59% occupancy
Rental income
$1,597/night · 59% occ.
$343,542
Running costs (20%)
Utilities, cleaning, maintenance
-$68,708
Income tax (10%)
Indonesian rental income tax
-$34,354
Property tax
Annual property tax
-$2,260
Net income
18.4% ROI
$238,219

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$1,291,500
BPHTB (freehold transfer tax)$64,575
Notary & registration$1,800
Legal / due diligence$12,915
Total acquisition costs$79,290
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$126,000
($72,000–$180,000)
Furnishing & STR launch
11bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$60,100
All-in investment$1,556,890

Gross yield (asking)

26.6%

True gross yield (all-in)

22.1%

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.

$21.6M$16.2M$10.8M$5.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 6: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+34%
Rental Income
+$1.3M
Total Position
$3.0M
+132%
18.3%/yr
Year 10
Capital Value
$2.3M
+79%
Rental Income
+$2.7M
Total Position
$5.0M
+291%
14.6%/yr
Year 20
Capital Value
$4.1M
+221%
Rental Income
+$6.4M
Total Position
$10.5M
+716%
11.1%/yr
Year 30
Capital Value
$7.4M
+474%
Rental Income
+$11.3M
Total Position
$18.8M
+1352%
9.3%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.4% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$1597 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
504 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.4% — outperforms most villas in this market
Premium nightly rate of $1597 — positioned in the top tier
Generous 504 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
12.1%
$13,053/mo
49% occ.
15.3%
$16,453/mo
59% occ.
18.4%
$19,853/mo
current
69% occ.
21.6%
$23,252/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.