Off-Plan Tropical 2 Bedroom Villa for Sale near Lyma Beach Pererenan
- 88% above cost to reproduce · 21% above the Pererenan median for 2-bedroom villas
- 25-year lease · -0.3% after lease amortisation
A mixed case: this Pererenan villa nets 3.7% (fully managed, after local costs and tax, on all-in cost) against 98 nearby comparables, with a 25-year lease and off-plan risk.
WhyHide
- •Net yield of 3.7% rests on a deep, consistent set of 98 nearby comparables, rated high confidence
- •Gross yield on all-in cost is 8.5%, with projected annual revenue of $26,495 at 70% occupancy
- •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
- •Leasehold with 25 years remaining; the villa returns to the landowner at lease end, no resale value
- •Off-plan: not yet built, so delivery and build quality are unproven
- •Asking price sits 88% above the cost to reproduce the villa (land and construction)
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 11 Nov 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
Listed by 2 agencies
This villa is marketed by multiple agents — compare your options and contact whoever you prefer.
- Balitectureshown here$279,000
- VillasofBali$279,000
Direct links to each agency’s listing are a feature — or use the inquiry form and we connect you directly.
What it earns, what it costs to own, and the net yield
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.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.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.
Cost to reproduce & the long-term-let alternative
Long-term letting projected to outperform short-term by 0.8 points.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
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Where it sits, and who confirms it
Location
Agency pin · unverifiedPererenan
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Score, and what could go wrong
Brixfox Score
This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 50% | $8,020 | 2.6% |
| -10 pts occupancy | 60% | $9,727 | 3.1% |
| Expected | 70% | $11,435 | 3.7% |
| +10 pts occupancy | 80% | $13,142 | 4.2% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
A mixed case: this Pererenan villa nets 3.7% (fully managed, after local costs and tax, on all-in cost) against 98 nearby comparables, with a 25-year lease and off-plan risk.
- •Net yield of 3.7% rests on a deep, consistent set of 98 nearby comparables, rated high confidence
- •Gross yield on all-in cost is 8.5%, with projected annual revenue of $26,495 at 70% occupancy
- •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
- •Leasehold with 25 years remaining; the villa returns to the landowner at lease end, no resale value
- •Off-plan: not yet built, so delivery and build quality are unproven
- •Asking price sits 88% above the cost to reproduce the villa (land and construction)
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The Villa Check plus the papers, reviewed by a notary (PPAT). Notary fee included.
Delivered within 10 working days
- Everything in the Villa Check
- The land certificate (SHM / HGB / lease deed)
- The lease term and its extension clause
- The building permit (PBG / IMB)
- The zoning — pink zone read by Brixfox and checked on site
- The PBB (land and building tax) status
- The seller's authority to sell and identity
- Any encumbrances or attachments on the land
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Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.