Exquisite Villa in Timeless Design in Tumbak Bayuh

Exquisite Villa in Timeless Design in Tumbak Bayuh

Pererenan, Bali

$1.1M

Price

5.8%

ROI

5

Bedrooms

47%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 596 m²
Build: 596 m²
Est. Revenue: $99k/yr
Avg Nightly Rate: $584

Investment Analysis

Discover 596 sqm of exquisite living space on 7.25 Are of land, designed by the renowned Indonesian architect, Andra Matin. This villa embodies tropical luxury, seamlessly merging sleek minimalist design with Bali’s natural charm. Surrounded by stunning greenbelt rice fields and lush Pandans, the property offers unparalleled tranquility. Features include a private pool, serene garden, […]

Propertia
Pererenan / Pererenan

Exquisite Villa in Timeless Design in Tumbak Bayuh

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
596 m²
Land Plot
596 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.0% net return annually.

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The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+12.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$379K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$5,627/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.6 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$584/night
50% ($292)Brixfox estimate($584/night)200% ($1168)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$67,521
Airbnb data$584/night · 47% occupancy
Rental income
$584/night · 47% occ.
$99,257
Running costs (20%)
Utilities, cleaning, maintenance
-$19,851
Income tax (10%)
Indonesian rental income tax
-$9,926
Property tax
Annual property tax
-$1,959
Net income
6.0% ROI
$67,521

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$1,119,300
BPHTB (freehold transfer tax)$55,965
Notary & registration$1,800
Legal / due diligence$11,193
Total acquisition costs$68,958
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$14,900
($0–$29,800)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$1,260,458

Gross yield (asking)

8.9%

True gross yield (all-in)

7.9%

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

Freehold — 6%/yr appreciation in Pererenan.

$11.1M$8.3M$5.5M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
Capital appreciation
Property value growing at +6%/yr based on Pererenan market trends.
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 14: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+34%
Rental Income
+$358K
Total Position
$1.9M
+66%
10.6%/yr
Year 10
Capital Value
$2.0M
+79%
Rental Income
+$774K
Total Position
$2.8M
+148%
9.5%/yr
Year 20
Capital Value
$3.6M
+221%
Rental Income
+$1.8M
Total Position
$5.4M
+383%
8.2%/yr
Year 30
Capital Value
$6.4M
+474%
Rental Income
+$3.2M
Total Position
$9.6M
+761%
7.4%/yr

Location

Pererenan

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$584 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
596 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $584 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 596 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.8%
$3,567/mo
40% occ.
5.2%
$4,811/mo
47% occ.
6.0%
$5,627/mo
current
57% occ.
7.4%
$6,870/mo

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.