STUNNING MODERN VILLA IN PERERENAN

STUNNING MODERN VILLA IN PERERENAN

Bali, Bali

$171k

Price

10.5%

ROI

1

Bedrooms

43%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 56.72 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $120

Investment Analysis

Welcome to this modern, convenient villa located in the highly sought-after area of Pererenan, Canggu. Just a 5-minute drive to the beach and close to Canggu’s trendy cafes, restaurants, and entertainment spots, this one-bedroom, one-bathroom villa offers the perfect mix of serenity and accessibility.

Propertia
Bali / Pererenan

STUNNING MODERN VILLA IN PERERENAN

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
56.72 m²
Land Plot
110 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — long-term rental yields 13.6% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$22K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$1,087/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$120/night
50% ($60)Brixfox estimate($120/night)200% ($241)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$13,046
Airbnb data$120/night · 43% occupancy
Rental income
$120/night · 43% occ.
$19,065
Running costs (20%)
Utilities, cleaning, maintenance
-$3,813
Income tax (10%)
Indonesian rental income tax
-$1,906
Property tax
Annual property tax
-$299
Net income
7.6% ROI
$13,046

Long-Term Rental

Yearly income
$23,195
50 comps
Rental income
$3,385/mo
$32,491
Agency fee (10%)
Finder's fee per tenant
-$3,249
Vacancy (~8%)
1.5mo gap per tenancy
-$2,499
Income tax (10%)
Indonesian rental income tax
-$3,249
Property tax
Annual property tax
-$299
Net income
13.6% ROI
$23,195

Long-term rental earns more with lower risk and less effort.

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$170,926
BPHTB (freehold transfer tax)$8,546
Notary & registration$1,800
Legal / due diligence$1,709
Total acquisition costs$12,055
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,418
($0–$2,836)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$212,899

Gross yield (asking)

11.2%

True gross yield (all-in)

9.0%

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

Leasehold with 23 years remaining.

$487K$365K$243K$122K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $171KPeak Capital Value: NowPaid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 12: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$149K
-13%
18 years remaining
Rental Income
+$69K
Total Position
$218K
+27%
5.0%/yr
Year 10
Capital Value
$96K
-44%
13 years remaining
Rental Income
+$150K
Total Position
$245K
+43%
3.7%/yr
Year 15
Capital Value
$44K
-74%
8 years remaining
Rental Income
+$243K
Total Position
$287K
+68%
3.5%/yr
Year 20
Capital Value
$11K
-94%
3 years remaining
Rental Income
+$351K
Total Position
$362K
+112%
3.8%/yr

Location

Bali

Pererenan, Approximate area

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Airbnb Match Identified

Photo-verified · 92% confidence

Verified
Makali Villas: 1-bedroom Luxury Living Room Pool
View on Airbnb
Match

Makali Villas: 1-bedroom Luxury Living Room Pool

—Rating
54Reviews
$224/Night
View Airbnb Listing

Active Rental Income Detected

This villa is actively listed on Airbnb at $224/night with 54 reviews. This is a well-established listing with strong booking history.

Airbnb Comp Analysis

No nearby Airbnb listings found

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$120 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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.
5.2%
$745/mo
40% occ.
7.0%
$1,001/mo
43% occ.
7.6%
$1,087/mo
current
53% occ.
9.4%
$1,344/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.