MODERN ETHNIC DESIGN 4/5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-952

MODERN ETHNIC DESIGN 4/5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-952

Bali, Bali

$495k

Price

10.5%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 270 m²
Build: 220 m²
Est. Revenue: $101k/yr
Avg Nightly Rate: $500

Investment Analysis

This stunning villa in Pererenan offers an unbeatable location, just a 4-minute walk from the beach and within easy reach of trendy cafes and restaurants. Boasting a modern ethnic design, this villa sits on a 270 sqm plot with a 220 sqm build. It features 4 spacious bedrooms, 4.5 luxurious bathrooms, a stylish living room, a fully equipped kitchen, and a chic dining area. The outdoor space, including a pool, outdoor lounge, and tropical garden, is truly a highlight, perfect for relaxation and entertaining.

Bali Exception
Bali / Pererenan

MODERN ETHNIC DESIGN 4/5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-952

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
220 m²
Land Plot
270 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$8K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$5,815/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$500/night
50% ($250)Brixfox estimate($500/night)200% ($999)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$69,783
Airbnb data$500/night · 55% occupancy
Rental income
$500/night · 55% occ.
$100,927
Running costs (20%)
Utilities, cleaning, maintenance
-$20,185
Income tax (10%)
Indonesian rental income tax
-$10,093
Property tax
Annual property tax
-$866
Net income
14.1% ROI
$69,783

Long-Term Rental

Yearly income
$39,017
50 comps
Rental income
$5,746/mo
$55,158
Agency fee (10%)
Finder's fee per tenant
-$5,516
Vacancy (~8%)
1.5mo gap per tenancy
-$4,243
Income tax (10%)
Indonesian rental income tax
-$5,516
Property tax
Annual property tax
-$866
Net income
7.9% ROI
$39,017

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$3.1M$2.3M$1.5M$773K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $495KPeak Capital Value: Yr 1 ($499K)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 7: 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
$487K
-2%
21 years remaining
Rental Income
+$370K
Total Position
$857K
+73%
11.6%/yr
Year 10
Capital Value
$369K
-26%
16 years remaining
Rental Income
+$800K
Total Position
$1.2M
+136%
9.0%/yr
Year 15
Capital Value
$210K
-58%
11 years remaining
Rental Income
+$1.3M
Total Position
$1.5M
+205%
7.7%/yr
Year 20
Capital Value
$78K
-84%
6 years remaining
Rental Income
+$1.9M
Total Position
$2.0M
+295%
7.1%/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
14.1% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$500 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
270 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 14.1% — outperforms most Bali villas
Premium nightly rate of $500 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
8.9%
$3,687/mo
45% occ.
11.5%
$4,751/mo
55% occ.
14.1%
$5,815/mo
current
65% occ.
16.7%
$6,879/mo

Lease Timeline

26 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.