Upcoming Exclusive Villa Living in Pererenan

Upcoming Exclusive Villa Living in Pererenan

Pererenan, Bali

$503k

Price

2

Bedrooms

70%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 130 m²
Build: 150 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $117

How it compares in Pererenan

  • Expected occupancy of 70% compares with a 69% median across 682 tracked Pererenan villas.
  • Its expected nightly rate of $117 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

Nestled in the heart of Pererenan, this upcoming villa complex offers a refined blend of modern tropical architecture, privacy, and effortless island living.

Price
$502,852
2-bedroom leasehold villa in Pererenan — photo 1 of 5
Kibarer
1 / 5
2-bedroom leasehold villa in Pererenan — photo 2 of 5
2 / 5
2-bedroom leasehold villa in Pererenan — photo 3 of 5
3 / 5
2-bedroom leasehold villa in Pererenan — photo 4 of 5
4 / 5
2-bedroom leasehold villa in Pererenan — photo 5 of 5
5 / 5

Upcoming Exclusive Villa Living in Pererenan

Pererenan · Ref BF-237Source · Kibarer · listed 4 May 2026
Asking price · Leasehold
$502,852
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
150 m²
Land
130 m²
True net yield
2.3%
≈ $1,549/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 25 yrs
Lease-adjusted return
-1.7% / yr
over 25-yr lease, capital not recovered
Brixfox Score 48 · C
25 yrs left on lease
Return thins after lease amortisation. The 2.3% 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 -1.7%/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)
$117/night
50% ($59)Brixfox estimate($117/night)200% ($234)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Indicative
Yearly income
$20,086
Likely range $12,052 – $28,121
Airbnb data$117/night · 70% occupancy
Rental income
$117/night · 70% occ.
$29,952
Running costs (20%)
Utilities, cleaning, maintenance
-$5,990
Income tax (10%)
Indonesian rental income tax
-$2,995
Property tax
Annual property tax
-$880
Net income
4.0% ROI
$20,086

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$502,852
Lease transfer & notarial admin (~1%)$5,029
Notary & registration$1,800
Legal / due diligence$5,029
Total acquisition costs$11,858
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$33,500
All-in investment$548,210

Gross yield (asking)

6.0%

True gross yield (all-in)

5.5%

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 25 years remaining.

$842K$632K$421K$211K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $503KPeak 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 19: 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
$486K
-3%
20 years remaining
Rental Income
+$107K
Total Position
$592K
+18%
3.3%/yr
Year 10
Capital Value
$338K
-33%
15 years remaining
Rental Income
+$230K
Total Position
$568K
+13%
1.2%/yr
Year 15
Capital Value
$174K
-65%
10 years remaining
Rental Income
+$374K
Total Position
$548K
+9%
0.6%/yr
Year 20
Capital Value
$50K
-90%
5 years remaining
Rental Income
+$540K
Total Position
$590K
+17%
0.8%/yr
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

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Average
$117 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 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
Yield of 4.0% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

50% occ.
2.8%
$1,175/mo
60% occ.
3.4%
$1,424/mo
70% occ.
4.0%
$1,674/mo
current
80% occ.
4.6%
$1,923/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.