1-Bedroom Private Pool Villa in Peaceful Pererenan

1-Bedroom Private Pool Villa in Peaceful Pererenan

Pererenan, Bali

$180k

Price

1

Bedrooms

69%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 100 m²
Build: 55 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $72

How it compares in Pererenan

  • Expected occupancy of 69% compares with a 69% median across 682 tracked Pererenan villas.
  • Its expected nightly rate of $72 sits below the Pererenan median of $154.
  • Brixfox ranks its projected net yield in the bottom half of the 680 live Pererenan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Escape to your own private sanctuary in the heart of Pererenan, a charming coastal village known for its laid-back atmosphere, lush rice fields, and proximity to trendy Canggu.

Price
$180,068
1-bedroom leasehold villa in Pererenan — photo 1 of 5
Kibarer
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1-Bedroom Private Pool Villa in Peaceful Pererenan

Pererenan · Ref BF-17Source · Kibarer · listed 3 May 2026
Asking price · Leasehold
$180,068
Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
55 m²
Land
100 m²
True net yield
3.7%
≈ $952/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 20 yrs
Lease-adjusted return
-1.3% / yr
over 20-yr lease, capital not recovered
Brixfox Score 61 · C+
20 yrs left on lease
Short lease — 20 yrs left. The 3.7% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -1.3%/yr — unless you extend the lease.

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.

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$72/night
50% ($36)Brixfox estimate($72/night)200% ($143)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Indicative
Yearly income
$12,327
Likely range $7,396 – $17,258
Airbnb data$72/night · 69% occupancy
Rental income
$72/night · 69% occ.
$18,060
Running costs (20%)
Utilities, cleaning, maintenance
-$3,612
Income tax (10%)
Indonesian rental income tax
-$1,806
Property tax
Annual property tax
-$315
Net income
6.8% ROI
$12,327

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$180,068
Lease transfer & notarial admin (~1%)$1,801
Notary & registration$1,800
Legal / due diligence$1,801
Total acquisition costs$5,402
RenovationMove-in ready
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$213,970

Gross yield (asking)

10.0%

True gross yield (all-in)

8.4%

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

Leasehold with 20 years remaining.

$381K$286K$190K$95K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $180KPeak Capital Value: NowPaid back
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 13: 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
$125K
-30%
15 years remaining
Rental Income
+$65K
Total Position
$191K
+6%
1.2%/yr
Year 10
Capital Value
$65K
-64%
10 years remaining
Rental Income
+$141K
Total Position
$206K
+14%
1.3%/yr
Year 15
Capital Value
$19K
-90%
5 years remaining
Rental Income
+$229K
Total Position
$248K
+38%
2.2%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

15%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Average
$72 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

Stunning visuals (9/10) — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $72 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

49% occ.
4.8%
$722/mo
59% occ.
5.8%
$875/mo
69% occ.
6.8%
$1,027/mo
current
79% occ.
7.9%
$1,180/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.