New modern two bedroom freehold villa for sale in Pererenan
- Its own Airbnb: about 76% of nights booked a year, on its own calendar · 13 reviews at 5.0 · calendar read 9 Nov
- 35% above cost to reproduce · 13% above the Pererenan median for 2-bedroom villas
This Pererenan villa posts a 14.8% net yield from its own Airbnb listing, an indicative estimate on an all-in cost of $288,709, backing a solid case score of 81/100.
WhyHide
- •Gross yield on all-in cost of 35.2%, with projected annual revenue of $101,692 at 76% occupancy
- •Strong guest feedback: 13 reviews at 5 on its own Airbnb listing
- •Short-term letting projects 10.9 points above the 3.9% net long-term alternative
- •Net yield of 14.8% is indicative only, resting on fewer than ten comparables
- •Asking price sits 35% above the cost to reproduce the villa (land and construction)
- •Freehold is held via a PT PMA company or leasehold structure, not directly; zoning not checked
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
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Over its completed months, adjusted for the season and for nights an owner blocks, it books 76% of nights a year, and it asks $518/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own calendar rather than the area median, which is why they can sit well above comparable properties nearby.
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.
Freehold title (Hak Milik) cannot be held by a foreigner, and a nominee arrangement is void, so these costs assume the lawful route: a foreign-owned company (PT PMA) that holds the land as HGB, a 30-year right that is extendable and renewable. The purchase costs include the company setup and the title conversion; the yearly costs include the company's tax filing and investment reporting. A PT PMA also needs an approved investment plan (IDR 10bn, IDR 2.5bn paid up), which is capital rather than a cost and is not charged here. Whether a PT PMA letting a villa pays PPh 4(2) on rent or corporate income tax on profit is unconfirmed: this page uses the same tax as a leasehold so the two compare on one basis; confirm it with an accountant.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.Cost to reproduce & the long-term-let alternative
Short-term letting projected to outperform long-term by 10.9 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
Verified exact locationPererenan
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Independently Verified
Cross-checked across 3 platforms
Location verified
We found this property on Booking.com that publishes its street address — Jalan Jantuk Angsa, 80351 Munggu, Indonesia. Its published position matches the map pin to within 10 m. The pin reflects an independently confirmed location, not just the agency's claim.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
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 | 56% | $30,694 | 10.6% |
| -10 pts occupancy | 66% | $36,729 | 12.7% |
| Expected | 76% | $42,763 | 14.8% |
| +10 pts occupancy | 86% | $48,798 | 16.9% |
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.
This Pererenan villa posts a 14.8% net yield from its own Airbnb listing, an indicative estimate on an all-in cost of $288,709, backing a solid case score of 81/100.
- •Gross yield on all-in cost of 35.2%, with projected annual revenue of $101,692 at 76% occupancy
- •Strong guest feedback: 13 reviews at 5 on its own Airbnb listing
- •Short-term letting projects 10.9 points above the 3.9% net long-term alternative
- •Net yield of 14.8% is indicative only, resting on fewer than ten comparables
- •Asking price sits 35% above the cost to reproduce the villa (land and construction)
- •Freehold is held via a PT PMA company or leasehold structure, not directly; zoning not checked
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Villa Check
Someone from the team on Bali visits the villa for you.
Delivered within 5 working days
- A visit with a fixed checklist: condition, build quality, damp, noise, access, the neighbours, and what differs from the listing photos
- 40+ photos of the villa as it is today
- A ten-minute walkthrough video
- A short written conclusion
Due Diligence Pack
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
- A written notary report: what checks out, what is missing, what is a dealbreaker
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If the visit cannot take place — the villa is sold or withdrawn, or access is refused — the order is cancelled and refunded in full. The visit is carried out by Villas of Bali; the papers in the Due Diligence Pack are reviewed by an independent PPAT notary, under the notary's own name and responsibility. Brixfox gives no legal advice and no advice on ownership structures.
Take the numbers with you, or talk to the agent
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.