MODERN DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1087

MODERN DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1087

Bali, Bali

$330k

Price

8.0%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 146 m²
Build: 136 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $206

Investment Analysis

Nestled in the charming area of Pererenan, this villa is just a 5-minute drive from Pererenan Beach. Its prime location offers easy access to a variety of cafes and restaurants. Inside, the villa boasts two bedrooms, each with an ensuite bathroom. The master bedroom features a luxurious bathtub for ultimate relaxation. The home is fully furnished and includes a well-equipped kitchen, high-ceiling windows, a unique sunken seating area, and an additional living room on the second floor. The outdoor area includes a pristine pool with lounge chairs, perfect for soaking up the sun. Ideal for families, this villa also presents an outstanding investment opportunity.

Bali Exception
Bali / Pererenan
Commercial Zone

MODERN DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1087

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
136 m²
Land Plot
146 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B investment — short-term rental yields 7.6% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$14K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$2,101/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$206/night
50% ($103)Brixfox estimate($206/night)200% ($412)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$25,213
Airbnb data$206/night · 49% occupancy
Rental income
$206/night · 49% occ.
$36,844
Running costs (20%)
Utilities, cleaning, maintenance
-$7,369
Income tax (10%)
Indonesian rental income tax
-$3,684
Property tax
Annual property tax
-$577
Net income
7.6% ROI
$25,213

Long-Term Rental

Yearly income
$25,162
50 comps
Rental income
$3,708/mo
$35,597
Agency fee (10%)
Finder's fee per tenant
-$3,560
Vacancy (~8%)
1.5mo gap per tenancy
-$2,738
Income tax (10%)
Indonesian rental income tax
-$3,560
Property tax
Annual property tax
-$577
Net income
7.6% ROI
$25,162

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.4M$1.0M$690K$345K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $330KPeak Capital Value: Yr 5 ($344K)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 5Peak
Capital Value
$344K
+4%
25 years remaining
Rental Income
+$134K
Total Position
$478K
+45%
7.7%/yr
Year 10
Capital Value
$333K
+1%
20 years remaining
Rental Income
+$289K
Total Position
$622K
+88%
6.5%/yr
Year 15
Capital Value
$231K
-30%
15 years remaining
Rental Income
+$469K
Total Position
$700K
+112%
5.1%/yr
Year 20
Capital Value
$119K
-64%
10 years remaining
Rental Income
+$677K
Total Position
$797K
+141%
4.5%/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
7.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$206 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
146 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $206 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
4.6%
$1,267/mo
40% occ.
6.2%
$1,705/mo
49% occ.
7.6%
$2,101/mo
current
59% occ.
9.2%
$2,539/mo

Lease Timeline

30 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.