MODERN 2,5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1952

MODERN 2,5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1952

Bali, Bali

$247k

Price

8.2%

ROI

2

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 115 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $202

Investment Analysis

Located in the heart of Pererenan, just minutes from the area’s popular beaches and cafés, this stunning villa combines contemporary design with a tropical ambiance. Its prime location offers the perfect balance between tranquility and access to Bali’s best spots.

Bali Exception
Bali / Pererenan

MODERN 2,5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1952

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
115 m²
Land Plot
150 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — long-term rental yields 12.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$2,078/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
9.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$202/night
50% ($101)Brixfox estimate($202/night)200% ($405)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$24,936
Airbnb data$202/night · 49% occupancy
Rental income
$202/night · 49% occ.
$36,241
Running costs (20%)
Utilities, cleaning, maintenance
-$7,248
Income tax (10%)
Indonesian rental income tax
-$3,624
Property tax
Annual property tax
-$432
Net income
10.1% ROI
$24,936

Long-Term Rental

Yearly income
$30,854
50 comps
Rental income
$4,507/mo
$43,268
Agency fee (10%)
Finder's fee per tenant
-$4,327
Vacancy (~8%)
1.5mo gap per tenancy
-$3,328
Income tax (10%)
Indonesian rental income tax
-$4,327
Property tax
Annual property tax
-$432
Net income
12.5% ROI
$30,854

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.0M$784K$523K$261K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $247KPeak 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
$239K
-3%
20 years remaining
Rental Income
+$132K
Total Position
$371K
+50%
8.5%/yr
Year 10
Capital Value
$166K
-33%
15 years remaining
Rental Income
+$286K
Total Position
$452K
+83%
6.2%/yr
Year 15
Capital Value
$85K
-65%
10 years remaining
Rental Income
+$464K
Total Position
$549K
+122%
5.5%/yr
Year 20
Capital Value
$25K
-90%
5 years remaining
Rental Income
+$670K
Total Position
$695K
+181%
5.3%/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
Strong
10.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$202 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most Bali villas
Premium nightly rate of $202 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
6.1%
$1,256/mo
40% occ.
8.2%
$1,687/mo
49% occ.
10.1%
$2,078/mo
current
59% occ.
12.2%
$2,509/mo

Lease Timeline

25 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.