OFFPLAN 2 BEDROOM VILLA WITH OCEAN VIEW FOR SALE LEASEHOLD IN PERERENAN BE-2093

OFFPLAN 2 BEDROOM VILLA WITH OCEAN VIEW FOR SALE LEASEHOLD IN PERERENAN BE-2093

Bali, Bali

$280k

Price

9.9%

ROI

2

Bedrooms

85%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 137 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $138

Investment Analysis

Located within walking distance to Babadan Beach (1 minute) and Pererenan Beach (6 minutes), and close to restaurants and essential services, the villa offers both convenience and tranquility in this premium villa in the desirable Pererenan area, just 500 meters from the ocean. This premium modern villa is thoughtfully designed with eco-friendly high-quality materials, blending luxury and sustainability. Spread across three spacious stories, the villa comes fully furnished with tasteful, high-quality decor and a fully equipped kitchen perfect for cooking and entertaining. The bright and airy living area features a comfortable sofa, creating a warm and inviting space to relax. The villa offers two beautifully designed bedrooms, each with its own private ensuite bathroom, providing both comfort and privacy. Every detail has been carefully curated to offer a stylish, functional, and environmentally friendly atmosphere. Step outside to enjoy a private swimming pool and a rooftop terrace with a cozy sofa and stunning open views—perfect for relaxing or watching the sunset. Each villa offers a private parking space, a distinctive facade, a swimming pool, a lush green courtyard, and a fully equipped rooftop with breathtaking ocean and rice field views—ideal for experiencing unforgettable sunsets.

Bali Exception
Bali / Pererenan

OFFPLAN 2 BEDROOM VILLA WITH OCEAN VIEW FOR SALE LEASEHOLD IN PERERENAN BE-2093

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
137 m²
Land Plot
110 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 10.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$23K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$2,451/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$138/night
50% ($69)Brixfox estimate($138/night)200% ($275)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$29,408
Airbnb data$138/night · 85% occupancy
Rental income
$138/night · 85% occ.
$42,712
Running costs (20%)
Utilities, cleaning, maintenance
-$8,542
Income tax (10%)
Indonesian rental income tax
-$4,271
Property tax
Annual property tax
-$490
Net income
10.5% ROI
$29,408

Long-Term Rental

Yearly income
$22,302
50 comps
Rental income
$3,283/mo
$31,521
Agency fee (10%)
Finder's fee per tenant
-$3,152
Vacancy (~8%)
1.5mo gap per tenancy
-$2,425
Income tax (10%)
Indonesian rental income tax
-$3,152
Property tax
Annual property tax
-$490
Net income
8.0% ROI
$22,302

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.2M$873K$582K$291K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $280KPeak 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 9: 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
$257K
-8%
19 years remaining
Rental Income
+$156K
Total Position
$414K
+48%
8.1%/yr
Year 10
Capital Value
$173K
-38%
14 years remaining
Rental Income
+$337K
Total Position
$510K
+82%
6.2%/yr
Year 15
Capital Value
$85K
-70%
9 years remaining
Rental Income
+$547K
Total Position
$632K
+126%
5.6%/yr
Year 20
Capital Value
$23K
-92%
4 years remaining
Rental Income
+$790K
Total Position
$813K
+191%
5.5%/yr

Location

Bali

Pererenan, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.5% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Good
$138 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 10.5% — outperforms most Bali villas
Strong occupancy at 85% — consistent booking demand
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 110 m² — limited expansion potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
8.0%
$1,864/mo
75% occ.
9.2%
$2,158/mo
85% occ.
10.5%
$2,451/mo
current
95% occ.
11.8%
$2,744/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.