OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2268

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2268

Bali, Bali

$150k

Price

8.9%

ROI

1

Bedrooms

85%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 50 m²
Build: 75 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $67

Investment Analysis

Off-plan villa located in Pererenan, just 4 minutes from the beach and surrounded by popular cafés, restaurants, massage studios, shops, local markets, gyms, Pilates studios, and more—offering the perfect balance of lifestyle and convenience.

Bali Exception
Bali / Pererenan

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2268

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
75 m²
Land Plot
50 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — short-term rental yields 9.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$7K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$1,187/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
10.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$67/night
50% ($33)Brixfox estimate($67/night)200% ($134)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$14,240
Airbnb data$67/night · 85% occupancy
Rental income
$67/night · 85% occ.
$20,719
Running costs (20%)
Utilities, cleaning, maintenance
-$4,144
Income tax (10%)
Indonesian rental income tax
-$2,072
Property tax
Annual property tax
-$263
Net income
9.5% ROI
$14,240

Long-Term Rental

Yearly income
$13,004
50 comps
Rental income
$1,911/mo
$18,348
Agency fee (10%)
Finder's fee per tenant
-$1,835
Vacancy (~8%)
1.5mo gap per tenancy
-$1,411
Income tax (10%)
Indonesian rental income tax
-$1,835
Property tax
Annual property tax
-$263
Net income
8.7% ROI
$13,004

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$779K$584K$390K$195K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $150KPeak Capital Value: Yr 5 ($157K)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 10: 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
$157K
+4%
25 years remaining
Rental Income
+$76K
Total Position
$232K
+55%
9.1%/yr
Year 10
Capital Value
$151K
+1%
20 years remaining
Rental Income
+$163K
Total Position
$314K
+110%
7.7%/yr
Year 15
Capital Value
$105K
-30%
15 years remaining
Rental Income
+$265K
Total Position
$370K
+147%
6.2%/yr
Year 20
Capital Value
$54K
-64%
10 years remaining
Rental Income
+$383K
Total Position
$437K
+191%
5.5%/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
9.5% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Weak
$67 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
50 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 9.5% — outperforms most Bali villas
Strong occupancy at 85% — consistent booking demand
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $67 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
7.2%
$902/mo
75% occ.
8.4%
$1,045/mo
85% occ.
9.5%
$1,187/mo
current
95% occ.
10.6%
$1,329/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.