LUXURY 4 BEDROOM VILLA WITH INFINITY POOL FOR SALE LEASEHOLD IN PERERENAN BE-431

LUXURY 4 BEDROOM VILLA WITH INFINITY POOL FOR SALE LEASEHOLD IN PERERENAN BE-431

Bali, Bali

$995k

Price

4.2%

ROI

4

Bedrooms

58%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 554 m²
Build: 375 m²
Est. Revenue: $106k/yr
Avg Nightly Rate: $500

Investment Analysis

This villa is nestled in the serene area of Pererenan, Bali. Situated in a prime location, it offers the perfect blend of tranquility and convenience, with easy access to cafes, restaurants, and beautiful beaches. Set on 554 square meters of land with a 375 square meters build, Designed and built by a British Structural Engineer, this villa boasts 4 appointed bedrooms with large windows and 4,5 bathrooms. This fully furnished property includes a well-equipped kitchen and a spacious living area with floor-to-ceiling sliding windows that flood the villa with natural light, creating a seamless connection between the indoor and outdoor spaces. Outside, you will find the infinity pool, offering a view of the lush greenery that surrounds the property. For those seeking additional space for leisure or storage, the villa provides a 55 sqm basement area. Additionally, the villa features a 100 sqm rooftop area, perfect for practicing yoga or hosting gatherings while savoring the breathtaking views of the surroundings. Furthermore, there is a dedicated gym area to cater to your fitness needs. Moreover, the villa is equipped with a fully integrated water recycling system, along with a reverse osmosis (RO) drinking water system, ensuring purified drinking water accessible from every tap in the villa. With its convenient 3.5-meter-wide road access, you will enjoy easy and seamless movement in and out of the villa. Immerse yourself in the serenity of Pererenan and embrace a luxurious lifestyle in this exquisite property that promises both comfort and investment potential.

Bali Exception
Bali / Pererenan
Long Lease

LUXURY 4 BEDROOM VILLA WITH INFINITY POOL FOR SALE LEASEHOLD IN PERERENAN BE-431

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
375 m²
Land Plot
554 m²
Tenure
Lease 36yr
Yield Curve Status

Grade B+ investment — short-term rental yields 7.3% net return annually.

Go to Source via Bali Exception

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$158K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$6,030/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.8 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$500/night
50% ($250)Brixfox estimate($500/night)200% ($999)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$72,358
Airbnb data$500/night · 58% occupancy
Rental income
$500/night · 58% occ.
$105,856
Running costs (20%)
Utilities, cleaning, maintenance
-$21,171
Income tax (10%)
Indonesian rental income tax
-$10,586
Property tax
Annual property tax
-$1,741
Net income
7.3% ROI
$72,358

Long-Term Rental

Yearly income
$46,077
50 comps
Rental income
$6,889/mo
$66,132
Agency fee (10%)
Finder's fee per tenant
-$6,613
Vacancy (~8%)
1.5mo gap per tenancy
-$5,087
Income tax (10%)
Indonesian rental income tax
-$6,613
Property tax
Annual property tax
-$1,741
Net income
4.6% ROI
$46,077

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 36 years remaining.

$5.3M$3.9M$2.6M$1.3M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $995KPeak Capital Value: Yr 11 ($1.2M)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 12: 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
$1.2M
+16%
31 years remaining
Rental Income
+$384K
Total Position
$1.5M
+55%
9.1%/yr
Year 10
Capital Value
$1.2M
+24%
26 years remaining
Rental Income
+$830K
Total Position
$2.1M
+107%
7.5%/yr
Year 15
Capital Value
$1.2M
+22%
21 years remaining
Rental Income
+$1.3M
Total Position
$2.6M
+157%
6.5%/yr
Year 20
Capital Value
$917K
-8%
16 years remaining
Rental Income
+$1.9M
Total Position
$2.9M
+188%
5.4%/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
Good
7.3% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$500 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
554 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
36 years remaining on lease

Top Highlights

Premium nightly rate of $500 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 554 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — factor in seasonal gaps

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

38% occ.
4.7%
$3,903/mo
48% occ.
6.0%
$4,966/mo
58% occ.
7.3%
$6,030/mo
current
68% occ.
8.6%
$7,093/mo

Lease Timeline

36 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.