Stunning Two Bedroom Villa well located in Pererenan

Stunning Two Bedroom Villa well located in Pererenan

Bali, Bali

$265k

Price

1.6%

ROI

2

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 135 m²
Est. Revenue: $7k/yr
Avg Nightly Rate: $36

Investment Analysis

Off Plan Project Villa located in a quiet Tumbak Bayuh area . It is profitable to invest in this villa , as its price is lower than the market value , which can lead to higher returns on both rent and subsequent sale . The location of the villa is in Tumbak Bayuh , while the distance to Pererenan Beach is 10 minutes by bike . Offer two floor with modern architecture , which includes a rationally thorugh-out space with exquisite filling , the villa is fully furnished with furniture and necessary appliances . Has office room , private swimming pool , enclosed livingroom with enclosed kitchen area .

Kibarer
Bali / Pererenan

Stunning Two Bedroom Villa well located in Pererenan

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
135 m²
Land Plot
110 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C investment — long-term rental yields 1.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
-1.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$35K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$342/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
64.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$36/night
50% ($18)Brixfox estimate($36/night)200% ($73)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$4,101
Airbnb data$36/night · 49% occupancy
Rental income
$36/night · 49% occ.
$6,521
Running costs (20%)
Utilities, cleaning, maintenance
-$1,304
Income tax (10%)
Indonesian rental income tax
-$652
Property tax
Annual property tax
-$464
Net income
1.5% ROI
$4,101

Long-Term Rental

Yearly income
$5,140
31 comps
Rental income
$807/mo
$7,749
Agency fee (10%)
Finder's fee per tenant
-$775
Vacancy (~8%)
1.5mo gap per tenancy
-$596
Income tax (10%)
Indonesian rental income tax
-$775
Property tax
Annual property tax
-$464
Net income
1.9% ROI
$5,140

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$312K$234K$156K$78K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $265KPeak Capital Value: Now
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.
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
$230K
-13%
18 years remaining
Rental Income
+$22K
Total Position
$252K
-5%
-1.0%/yr
Year 10
Capital Value
$148K
-44%
13 years remaining
Rental Income
+$47K
Total Position
$195K
-26%
-3.0%/yr
Year 15
Capital Value
$69K
-74%
8 years remaining
Rental Income
+$76K
Total Position
$145K
-45%
-3.9%/yr
Year 20
Capital Value
$17K
-94%
3 years remaining
Rental Income
+$110K
Total Position
$127K
-52%
-3.6%/yr

Location

Bali

Pererenan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Weak
$36 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% is below 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

30% occ.
0.9%
$194/mo
40% occ.
1.2%
$271/mo
49% occ.
1.5%
$342/mo
current
59% occ.
1.9%
$419/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.