EXCLUSIVE 5 BEDROOM VILLA FOR SALE LEASEHOLD IN NORTH PERERENAN BE-127

EXCLUSIVE 5 BEDROOM VILLA FOR SALE LEASEHOLD IN NORTH PERERENAN BE-127

Bali, Bali

$1.5M

Price

4.3%

ROI

5

Bedrooms

44%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 1000 m²
Build: 750 m²
Est. Revenue: $129k/yr
Avg Nightly Rate: $805

Investment Analysis

Two off plan units available! Ideally located in a quiet and exclusive neighborhood in Bali’s most demanded area of North Pererenan, the properties are situated in a strategic location as long as you’ll find trendy restaurants, cafes, shops, and international schools nearby. You’ll also take only 5 minutes to go to the beach. You will find this a plus point while being away from the hustle bustle in Canggu, but still able to reach by a short drive. The villas were thought down to the very last detail to have a perfect quality of life. Built and designed in a modern minimalist style with a blend of high-end nature furnishing such as teak wood and natural stones for sustainability, high quality materials were used to build & furnish the places. Nothing was left to chance. Built on 1000 sqm of land, the properties, designed on a unique level, enjoy amazing sunsets. The outdoor area features a garden, a super infinity swimming pool, extensive sundecks, and loungers to relax and enjoy the sun. In line with the outside, amazing wide openings welcome you to enter a bright interior designed on a unique level all around the pool. The spacious open-plan living room & dining space can also be enclosed. You’ll also find a fully equipped kitchen, ideal to receive your friends and family. The night area features 5 luxury designed bedrooms with their own bathrooms. There’s a lot of windows so natural light always enters the property! A place to have views from every room! The construction of first unit will be ready in January 2025. Second unit will be completed 80%. Villas to live in with your family or as a profitable investment property!

Bali Exception
Bali / Pererenan - Tiying Tutul

EXCLUSIVE 5 BEDROOM VILLA FOR SALE LEASEHOLD IN NORTH PERERENAN BE-127

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
750 m²
Land Plot
1000 m²
Tenure
Lease 32yr
Yield Curve Status

Grade B investment — short-term rental yields 5.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.8%
+$135K in 5yr (+9%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$7,301/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$805/night
50% ($402)Brixfox estimate($805/night)200% ($1610)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$87,617
Airbnb data$805/night · 44% occupancy
Rental income
$805/night · 44% occ.
$128,918
Running costs (20%)
Utilities, cleaning, maintenance
-$25,784
Income tax (10%)
Indonesian rental income tax
-$12,892
Property tax
Annual property tax
-$2,625
Net income
5.8% ROI
$87,617

Long-Term Rental

Yearly income
$87,522
50 comps
Rental income
$12,987/mo
$124,672
Agency fee (10%)
Finder's fee per tenant
-$12,467
Vacancy (~8%)
1.5mo gap per tenancy
-$9,590
Income tax (10%)
Indonesian rental income tax
-$12,467
Property tax
Annual property tax
-$2,625
Net income
5.8% ROI
$87,522

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 32 years remaining.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.5MPeak Capital Value: Yr 7 ($1.7M)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 15: 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
$1.6M
+9%
27 years remaining
Rental Income
+$465K
Total Position
$2.1M
+40%
7.0%/yr
Year 10
Capital Value
$1.6M
+9%
22 years remaining
Rental Income
+$1.0M
Total Position
$2.6M
+76%
5.8%/yr
Year 15
Capital Value
$1.3M
-11%
17 years remaining
Rental Income
+$1.6M
Total Position
$3.0M
+97%
4.6%/yr
Year 20
Capital Value
$813K
-46%
12 years remaining
Rental Income
+$2.4M
Total Position
$3.2M
+111%
3.8%/yr

Location

Bali

Pererenan - Tiying Tutul, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$805 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
32 years remaining on lease

Top Highlights

Premium nightly rate of $805 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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

30% occ.
3.9%
$4,923/mo
40% occ.
5.3%
$6,636/mo
44% occ.
5.8%
$7,301/mo
current
54% occ.
7.2%
$9,015/mo

Lease Timeline

32 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.