OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BALI BE-131

OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BALI BE-131

Bali, Bali

$944k

Price

3.8%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 375 m²
Build: 206 m²
Est. Revenue: $57k/yr
Avg Nightly Rate: $318

Investment Analysis

Tucked away off Pererenan’s main road, this 3 bedroom villa is just 100m from the beach and steps away from trendy cafés & restaurants. You’re only a 3 minutes drive to Baked & Monsieur Spoon. The location is ideal if you want to enjoy both nature & the active part of Bali ! Built on 375 sqm land, this Villa was thought down to the very last detail. The Interior design is exceptional so you feel at home the very first moment you enter the place. High quality materials were used. The outdoor area features a beautiful swimming pool and places to enjoy sun rays & chill with your friends. Wide openings welcome you to enter a bright & spacious living room with designed furniture. The kitchen is opened to share moments. Beautiful stairs invite you to go up and enjoy the night area. You’ll find 2 bedrooms sharing a pretty and functional bathroom & a suite with a bedroom, a bathtub & a shower ! Rice paddies & ocean views from the Villa ! A villa to create & make memories.

Bali Exception
Bali / Pererenan
Commercial Zone

OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BALI BE-131

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
206 m²
Land Plot
375 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B investment — long-term rental yields 5.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+4.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$28K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$3,182/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
28 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$318/night
50% ($159)Brixfox estimate($318/night)200% ($637)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$38,186
Airbnb data$318/night · 49% occupancy
Rental income
$318/night · 49% occ.
$56,912
Running costs (20%)
Utilities, cleaning, maintenance
-$11,382
Income tax (10%)
Indonesian rental income tax
-$5,691
Property tax
Annual property tax
-$1,652
Net income
4.0% ROI
$38,186

Long-Term Rental

Yearly income
$53,856
50 comps
Rental income
$7,997/mo
$76,767
Agency fee (10%)
Finder's fee per tenant
-$7,677
Vacancy (~8%)
1.5mo gap per tenancy
-$5,905
Income tax (10%)
Indonesian rental income tax
-$7,677
Property tax
Annual property tax
-$1,652
Net income
5.7% ROI
$53,856

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$2.0M$1.5M$993K$496K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $944KPeak Capital Value: Yr 4 ($976K)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 19: 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
$972K
+3%
24 years remaining
Rental Income
+$203K
Total Position
$1.2M
+24%
4.5%/yr
Year 10
Capital Value
$893K
-5%
19 years remaining
Rental Income
+$438K
Total Position
$1.3M
+41%
3.5%/yr
Year 15
Capital Value
$600K
-36%
14 years remaining
Rental Income
+$710K
Total Position
$1.3M
+39%
2.2%/yr
Year 20
Capital Value
$296K
-69%
9 years remaining
Rental Income
+$1.0M
Total Position
$1.3M
+40%
1.7%/yr

Location

Bali

Pererenan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$318 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
375 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Premium nightly rate of $318 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% is near the market average — model your cashflow carefully

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.
2.4%
$1,897/mo
40% occ.
3.3%
$2,575/mo
49% occ.
4.0%
$3,182/mo
current
59% occ.
4.9%
$3,860/mo

Lease Timeline

29 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.