TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-881

TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-881

Bali, Bali

$595k

Price

6.1%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 620 m²
Build: 400 m²
Est. Revenue: $60k/yr
Avg Nightly Rate: $320

Investment Analysis

Exquisite Tropical Luxury Villa in Pererenan, Canggu Discover the pinnacle of tropical luxury living in this exquisite upcoming villa, nestled in the vibrant heart of Pererenan, Canggu. Perfectly positioned near cafes, restaurants, and beach clubs, it offers ultimate convenience with just a 4-minute motorbike ride to Woods Restaurant, 7 minutes to La Brisa Beach Club, and to the renowned surf spot at Pererenan Beach.

Bali Exception
Bali / Canggu - Pererenan

TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-881

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
400 m²
Land Plot
620 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — long-term rental yields 12.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$9K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$3,401/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$320/night
50% ($160)Brixfox estimate($320/night)200% ($641)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$40,808
Airbnb data$320/night · 51% occupancy
Rental income
$320/night · 51% occ.
$59,785
Running costs (20%)
Utilities, cleaning, maintenance
-$11,957
Income tax (10%)
Indonesian rental income tax
-$5,978
Property tax
Annual property tax
-$1,041
Net income
6.9% ROI
$40,808

Long-Term Rental

Yearly income
$75,239
50 comps
Rental income
$10,989/mo
$105,494
Agency fee (10%)
Finder's fee per tenant
-$10,549
Vacancy (~8%)
1.5mo gap per tenancy
-$8,115
Income tax (10%)
Indonesian rental income tax
-$10,549
Property tax
Annual property tax
-$1,041
Net income
12.6% ROI
$75,239

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

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$595,000
BPHTB (freehold transfer tax)$29,750
Notary & registration$1,800
Legal / due diligence$5,950
Total acquisition costs$37,500
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,000
($0–$20,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$685,400

Gross yield (asking)

10.0%

True gross yield (all-in)

8.7%

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

Leasehold with 28 years remaining.

$2.0M$1.5M$1.0M$504K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $595KPeak Capital Value: Yr 3 ($610K)Paid 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 13: 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
$604K
+1%
23 years remaining
Rental Income
+$217K
Total Position
$820K
+38%
6.6%/yr
Year 10
Capital Value
$525K
-12%
18 years remaining
Rental Income
+$468K
Total Position
$993K
+67%
5.3%/yr
Year 15
Capital Value
$338K
-43%
13 years remaining
Rental Income
+$759K
Total Position
$1.1M
+84%
4.2%/yr
Year 20
Capital Value
$157K
-74%
8 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+111%
3.8%/yr

Location

Bali

Canggu - Pererenan, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.9% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$320 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
620 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in Canggu - Pererenan — high tourist traffic
Premium nightly rate of $320 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 51% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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

31% occ.
4.1%
$2,036/mo
41% occ.
5.5%
$2,718/mo
51% occ.
6.9%
$3,401/mo
current
61% occ.
8.2%
$4,083/mo

Lease Timeline

28 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.