New two bedroom leasehold villa in East Pererenan

New two bedroom leasehold villa in East Pererenan

Bali, Bali

$230k

Price

9.3%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 120 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $208

Investment Analysis

Discover modern tropical living in this brand-new two-bedroom leasehold villa, perfectly positioned in the peaceful and upcoming area of East Pererenan.

Kibarer
Bali / East Pererenan

New two bedroom leasehold villa in East Pererenan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 m²
Land Plot
100 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$30K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.8%
$2,071/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$208/night
50% ($104)Brixfox estimate($208/night)200% ($416)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$24,850
Airbnb data$208/night · 47% occupancy
Rental income
$208/night · 47% occ.
$36,076
Running costs (20%)
Utilities, cleaning, maintenance
-$7,215
Income tax (10%)
Indonesian rental income tax
-$3,608
Property tax
Annual property tax
-$403
Net income
10.8% ROI
$24,850

Long-Term Rental

Yearly income
$16,825
50 comps
Rental income
$2,482/mo
$23,825
Agency fee (10%)
Finder's fee per tenant
-$2,383
Vacancy (~8%)
1.5mo gap per tenancy
-$1,833
Income tax (10%)
Indonesian rental income tax
-$2,383
Property tax
Annual property tax
-$403
Net income
7.3% ROI
$16,825

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$927K$696K$464K$232K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $230KPeak 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 9: 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
$200K
-13%
18 years remaining
Rental Income
+$132K
Total Position
$332K
+44%
7.6%/yr
Year 10
Capital Value
$129K
-44%
13 years remaining
Rental Income
+$285K
Total Position
$414K
+80%
6.0%/yr
Year 15
Capital Value
$60K
-74%
8 years remaining
Rental Income
+$462K
Total Position
$522K
+127%
5.6%/yr
Year 20
Capital Value
$15K
-94%
3 years remaining
Rental Income
+$668K
Total Position
$683K
+197%
5.6%/yr

Location

Bali

East Pererenan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$208 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 10.8% — outperforms most Bali villas
Premium nightly rate of $208 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
6.8%
$1,296/mo
40% occ.
9.1%
$1,740/mo
47% occ.
10.8%
$2,071/mo
current
57% occ.
13.1%
$2,514/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.