TURNKEY TULUM-INSPIRED VILLA IN PERERENAN PREFECT FOR INVESTMENT

TURNKEY TULUM-INSPIRED VILLA IN PERERENAN PREFECT FOR INVESTMENT

Bali, Bali

$250k

Price

4.8%

ROI

1

Bedrooms

43%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 79 m²
Build: 120 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $117

Investment Analysis

This turnkey one bedroom villa is located in Pererenan, one of Bali’s fastest-growing areas. Surrounded by popular cafés, restaurants, beach clubs, and wellness spots, the location offers excellent accessibility while maintaining a calm residential atmosphere, making it ideal for both short-term rentals and long-term living.

Propertia
Bali / Pererenan

TURNKEY TULUM-INSPIRED VILLA IN PERERENAN PREFECT FOR INVESTMENT

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
120 m²
Land Plot
79 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C investment — long-term rental yields 8.0% net return annually.

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The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$262 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,049/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$117/night
50% ($59)Brixfox estimate($117/night)200% ($235)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$12,590
Airbnb data$117/night · 43% occupancy
Rental income
$117/night · 43% occ.
$18,610
Running costs (20%)
Utilities, cleaning, maintenance
-$3,722
Income tax (10%)
Indonesian rental income tax
-$1,861
Property tax
Annual property tax
-$437
Net income
5.0% ROI
$12,590

Long-Term Rental

Yearly income
$19,901
50 comps
Rental income
$2,930/mo
$28,126
Agency fee (10%)
Finder's fee per tenant
-$2,813
Vacancy (~8%)
1.5mo gap per tenancy
-$2,164
Income tax (10%)
Indonesian rental income tax
-$2,813
Property tax
Annual property tax
-$437
Net income
8.0% ROI
$19,901

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$249,506
BPHTB (freehold transfer tax)$12,475
Notary & registration$1,800
Legal / due diligence$2,495
Total acquisition costs$16,770
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,000
($0–$6,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$297,776

Gross yield (asking)

7.5%

True gross yield (all-in)

6.2%

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 27 years remaining.

$589K$442K$295K$147K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $250KPeak Capital Value: Yr 2 ($253K)Paid 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 16: 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
$249K
-0%
22 years remaining
Rental Income
+$67K
Total Position
$316K
+27%
4.8%/yr
Year 10
Capital Value
$203K
-19%
17 years remaining
Rental Income
+$144K
Total Position
$348K
+39%
3.4%/yr
Year 15
Capital Value
$124K
-50%
12 years remaining
Rental Income
+$234K
Total Position
$358K
+44%
2.4%/yr
Year 20
Capital Value
$53K
-79%
7 years remaining
Rental Income
+$338K
Total Position
$391K
+57%
2.3%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.0% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Average
$117 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
79 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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.
3.4%
$713/mo
40% occ.
4.6%
$963/mo
43% occ.
5.0%
$1,049/mo
current
53% occ.
6.2%
$1,299/mo

Lease Timeline

27 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.