Bali Exception
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Bali Exception
Bali / Pererenan
EXQUISITE 5 BEDROOM VILLA FOR SALE FREEHOLD IN PERERENAN BALI BE-889
Inventory
5 Beds
Bathrooms
5 Baths
Built Area
550 m²
Land Plot
2400 m²
Tenure
Freehold
Yield Curve Status
Grade B+ investment — long-term rental yields 6.3% net return annually.
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The Investment
Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%
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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$639K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$8,268/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.7 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$840/night
50% ($420)Brixfox estimate($840/night)200% ($1680)
Occupancy
49%
10%Brixfox estimate(49%)100%
Short-Term Rental
Yearly income
$99,213
Airbnb data$840/night · 49% occupancy
Rental income
$840/night · 49% occ.
$149,105
Running costs (20%)
Utilities, cleaning, maintenance
-$29,821
Income tax (10%)
Indonesian rental income tax
-$14,911
Property tax
Annual property tax
-$5,161
Net income
3.4% ROI
$99,213
Long-Term Rental
Yearly income
$186,500
50 comps
Rental income
$27,611/mo
$265,063
Agency fee (10%)
Finder's fee per tenant
-$26,506
Vacancy (~8%)
1.5mo gap per tenancy
-$20,389
Income tax (10%)
Indonesian rental income tax
-$26,506
Property tax
Annual property tax
-$5,161
Net income
6.3% ROI
$186,500
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali 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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.6M
+22%
Rental Income
+$527K
Total Position
$4.1M
+40%
6.9%/yr
Year 10
Capital Value
$4.4M
+48%
Rental Income
+$1.1M
Total Position
$5.5M
+87%
6.4%/yr
Year 20
Capital Value
$6.5M
+119%
Rental Income
+$2.7M
Total Position
$9.1M
+210%
5.8%/yr
Year 30
Capital Value
$9.6M
+224%
Rental Income
+$4.7M
Total Position
$14.3M
+384%
5.4%/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
Average
3.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$840 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $840 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2400 m² land — room for expansion or amenities
Watch Out
Secondary location — rental demand may be lower than premium areas
Yield of 3.4% is near 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.
2.0%
$4,935/mo
40% occ.
2.7%
$6,723/mo
49% occ.
3.4%
$8,268/mo
current
59% occ.
4.1%
$10,056/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.