RICE FIELD VIEW 3 BEDROOM VILLA IN PERERENAN FOR SALE BE-462

RICE FIELD VIEW 3 BEDROOM VILLA IN PERERENAN FOR SALE BE-462

Bali, Bali

$412k

Price

7.1%

ROI

3

Bedrooms

55%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 130 m²
Est. Revenue: $65k/yr
Avg Nightly Rate: $325

Investment Analysis

Enhance Sales Potential! Nestled on the edge of Bali’s upcoming hotspot of Perenenan, this exquisite off-plan villa is ideally located less than 5 minutes to the beach, restaurants and cafes and offer a fantastic view on the rice fields! Designed by a skilled Spanish architect, this tropical modern villa seamlessly incorporates wooden elements, resulting in a captivating aesthetic. Encompassing a land area of 200 sqm and 130 sqm build, the villa comprises 3 bedrooms with their bathrooms, enclosed living room, and a well-appointed kitchen. Each room has been thoughtfully situated to provide panoramic outdoor , bathed in abundant natural light that pours in through generously proportioned windows. The villa’s standout feature is its enchanting fantastic view on the rice paddies, enhanced even more by a balcony that serves as a perfect vantage spot to witness awe-inspiring sunset views. Embrace the allure of meticulously designed spaces, an enviable location with view, and the promise of swift return on investment – a unique opportunity not to be overlooked.

Bali Exception
Bali / Pererenan

RICE FIELD VIEW 3 BEDROOM VILLA IN PERERENAN FOR SALE BE-462

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
130 m²
Land Plot
200 m²
Tenure
Lease 32yr
Yield Curve Status

Grade B+ investment — short-term rental yields 11.0% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.8%
+$37K in 5yr (+9%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.0%
$3,760/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$325/night
50% ($163)Brixfox estimate($325/night)200% ($651)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$45,125
Airbnb data$325/night · 55% occupancy
Rental income
$325/night · 55% occ.
$65,494
Running costs (20%)
Utilities, cleaning, maintenance
-$13,099
Income tax (10%)
Indonesian rental income tax
-$6,549
Property tax
Annual property tax
-$721
Net income
11.0% ROI
$45,125

Long-Term Rental

Yearly income
$22,166
50 comps
Rental income
$3,297/mo
$31,652
Agency fee (10%)
Finder's fee per tenant
-$3,165
Vacancy (~8%)
1.5mo gap per tenancy
-$2,435
Income tax (10%)
Indonesian rental income tax
-$3,165
Property tax
Annual property tax
-$721
Net income
5.4% ROI
$22,166

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 32 years remaining.

$2.7M$2.0M$1.4M$681K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $412KPeak Capital Value: Yr 7 ($456K)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 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
$449K
+9%
27 years remaining
Rental Income
+$240K
Total Position
$689K
+67%
10.8%/yr
Year 10
Capital Value
$448K
+9%
22 years remaining
Rental Income
+$517K
Total Position
$966K
+134%
8.9%/yr
Year 15
Capital Value
$366K
-11%
17 years remaining
Rental Income
+$839K
Total Position
$1.2M
+193%
7.4%/yr
Year 20
Capital Value
$223K
-46%
12 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+248%
6.4%/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
11.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$325 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
32 years remaining on lease

Top Highlights

High rental yield at 11.0% — outperforms most Bali villas
Premium nightly rate of $325 — 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.
6.9%
$2,375/mo
45% occ.
8.9%
$3,068/mo
55% occ.
11.0%
$3,760/mo
current
65% occ.
13.0%
$4,453/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.