Beautiful Contemporary Villa in the Heart of Pererenan

Beautiful Contemporary Villa in the Heart of Pererenan

Bali, Bali

$167k

Price

11.4%

ROI

1

Bedrooms

48%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 130 m²
Build: 105 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $122

Investment Analysis

Located in the heart of Pererenan, this 1-bedroom villa, built on 1.3 Are of land with a 105 sqm building size, offers contemporary design just steps from popular cafés and restaurants, close to renowned gyms, and only minutes from the beach, an ideal setting for relaxed coastal living.

Propertia
Bali / Pererenan

Beautiful Contemporary Villa in the Heart of Pererenan

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
105 m²
Land Plot
130 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B investment — long-term rental yields 11.4% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+2.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$51K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$1,214/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$122/night
50% ($61)Brixfox estimate($122/night)200% ($245)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$14,566
Airbnb data$122/night · 48% occupancy
Rental income
$122/night · 48% occ.
$21,225
Running costs (20%)
Utilities, cleaning, maintenance
-$4,245
Income tax (10%)
Indonesian rental income tax
-$2,123
Property tax
Annual property tax
-$292
Net income
8.7% ROI
$14,566

Long-Term Rental

Yearly income
$18,976
50 comps
Rental income
$2,776/mo
$26,647
Agency fee (10%)
Finder's fee per tenant
-$2,665
Vacancy (~8%)
1.5mo gap per tenancy
-$2,050
Income tax (10%)
Indonesian rental income tax
-$2,665
Property tax
Annual property tax
-$292
Net income
11.4% ROI
$18,976

Long-term rental earns more with lower risk and less effort.

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$166,667
BPHTB (freehold transfer tax)$8,333
Notary & registration$1,800
Legal / due diligence$1,667
Total acquisition costs$11,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,625
($0–$5,250)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$209,592

Gross yield (asking)

12.7%

True gross yield (all-in)

10.1%

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.

$450K$338K$225K$113K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $167KPeak 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 10: 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
$116K
-30%
15 years remaining
Rental Income
+$77K
Total Position
$193K
+16%
3.0%/yr
Year 10
Capital Value
$60K
-64%
10 years remaining
Rental Income
+$167K
Total Position
$227K
+36%
3.1%/yr
Year 15
Capital Value
$17K
-90%
5 years remaining
Rental Income
+$271K
Total Position
$288K
+73%
3.7%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$122 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.4%
$757/mo
40% occ.
7.3%
$1,017/mo
48% occ.
8.7%
$1,214/mo
current
58% occ.
10.6%
$1,474/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.