OFFPLAN 3 BEDROOM TOWNHOUSE FOR SALE LEASEHOLD IN PERERENAN BE-2196

OFFPLAN 3 BEDROOM TOWNHOUSE FOR SALE LEASEHOLD IN PERERENAN BE-2196

Bali, Bali

$370k

Price

9.6%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 144 m²
Est. Revenue: $58k/yr
Avg Nightly Rate: $303

Investment Analysis

Nestled in the peaceful villa area of Pererenan, this location offers easy access to vibrant cafes, trendy boutiques, and the popular surf spots of Echo Beach and Batu Bolong.This fully furnished townhouse showcases a modern, luxurious design with wooden accents. The two-story layout features expansive living spaces, large windows, and soaring ceilings that invite abundant natural light, enhancing the bright and open ambiance. The kitchen flows effortlessly into the living area, both featuring contemporary, streamlined interiors. The home includes three bedrooms—two upstairs and one on the ground floor each with its own private ensuite bathroom. Step onto the spacious terrace that opens up to a stunning outdoor area, complete with a swimming pool and lounge chairs nestled among lush tropical plants. This expansive space offers a relaxing tropical vibe perfect for unwinding, sunbathing, or enjoying alfresco dining in a serene setting. This perfect location offers a great investment opportunity. Contact us for more information!

Bali Exception
Bali / Pererenan

OFFPLAN 3 BEDROOM TOWNHOUSE FOR SALE LEASEHOLD IN PERERENAN BE-2196

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
144 m²
Land Plot
200 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — short-term rental yields 10.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$6K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$3,304/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$303/night
50% ($152)Brixfox estimate($303/night)200% ($607)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$39,644
Airbnb data$303/night · 52% occupancy
Rental income
$303/night · 52% occ.
$57,559
Running costs (20%)
Utilities, cleaning, maintenance
-$11,512
Income tax (10%)
Indonesian rental income tax
-$5,756
Property tax
Annual property tax
-$647
Net income
10.7% ROI
$39,644

Long-Term Rental

Yearly income
$34,107
50 comps
Rental income
$5,007/mo
$48,065
Agency fee (10%)
Finder's fee per tenant
-$4,806
Vacancy (~8%)
1.5mo gap per tenancy
-$3,697
Income tax (10%)
Indonesian rental income tax
-$4,806
Property tax
Annual property tax
-$647
Net income
9.2% ROI
$34,107

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.8M$1.3M$879K$439K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $370KPeak Capital Value: Yr 1 ($373K)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
$364K
-2%
21 years remaining
Rental Income
+$210K
Total Position
$574K
+55%
9.2%/yr
Year 10
Capital Value
$276K
-26%
16 years remaining
Rental Income
+$454K
Total Position
$730K
+97%
7.0%/yr
Year 15
Capital Value
$157K
-58%
11 years remaining
Rental Income
+$737K
Total Position
$894K
+142%
6.1%/yr
Year 20
Capital Value
$58K
-84%
6 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+204%
5.7%/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
10.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$303 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most Bali villas
Premium nightly rate of $303 — 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 52% — 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

32% occ.
6.5%
$2,012/mo
42% occ.
8.6%
$2,658/mo
52% occ.
10.7%
$3,304/mo
current
62% occ.
12.8%
$3,949/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.