READY NOW 3+1 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1270

READY NOW 3+1 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1270

Bali, Bali

$590k

Price

7.8%

ROI

4

Bedrooms

56%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 420 m²
Build: 320 m²
Est. Revenue: $99k/yr
Avg Nightly Rate: $487

Investment Analysis

Situated in the center of Pererenan, this stunning villa is just a short distance from Pererenan Beach, as well as trendy cafes and restaurants. The villa boasts 3+1 spacious bedrooms, with 4,5 bathrooms. Fully furnished, the expansive living area features high ceilings and large windows, filling the space with natural light and creating a bright, welcoming atmosphere. The dining area and fully equipped kitchen are ideal for entertaining, while the playroom, complete with a pool table can easily be converted into a 4th bedroom if desired. Outside, the villa boasts a swimming pool, complete with a hanging chair and lounge bed, ideal for relaxation. A fish pond enhances the peaceful ambiance of the outdoor area. Practicality meets luxury with dedicated parking for both a car and a bike. This villa offers a spacious and thoughtfully designed layout, perfect for families seeking the best of island living. Don’t miss the opportunity to own this exceptional property!

Bali Exception
Bali / Pererenan

READY NOW 3+1 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1270

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
320 m²
Land Plot
420 m²
Tenure
Lease 31yr
Yield Curve Status

Grade B+ investment — short-term rental yields 11.6% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$39K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$5,715/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
8.6 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$487/night
50% ($244)Brixfox estimate($487/night)200% ($975)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$68,580
Airbnb data$487/night · 56% occupancy
Rental income
$487/night · 56% occ.
$99,446
Running costs (20%)
Utilities, cleaning, maintenance
-$19,889
Income tax (10%)
Indonesian rental income tax
-$9,945
Property tax
Annual property tax
-$1,033
Net income
11.6% ROI
$68,580

Long-Term Rental

Yearly income
$47,099
50 comps
Rental income
$6,934/mo
$66,565
Agency fee (10%)
Finder's fee per tenant
-$6,656
Vacancy (~8%)
1.5mo gap per tenancy
-$5,120
Income tax (10%)
Indonesian rental income tax
-$6,656
Property tax
Annual property tax
-$1,033
Net income
8.0% ROI
$47,099

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$3.9M$3.0M$2.0M$986K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $590KPeak Capital Value: Yr 6 ($634K)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 8: 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
$629K
+7%
26 years remaining
Rental Income
+$364K
Total Position
$993K
+68%
11.0%/yr
Year 10
Capital Value
$618K
+5%
21 years remaining
Rental Income
+$786K
Total Position
$1.4M
+138%
9.1%/yr
Year 15
Capital Value
$469K
-21%
16 years remaining
Rental Income
+$1.3M
Total Position
$1.7M
+196%
7.5%/yr
Year 20
Capital Value
$266K
-55%
11 years remaining
Rental Income
+$1.8M
Total Position
$2.1M
+257%
6.6%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$487 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
420 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

High rental yield at 11.6% — outperforms most Bali villas
Premium nightly rate of $487 — 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 56% — 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

36% occ.
7.4%
$3,640/mo
46% occ.
9.5%
$4,677/mo
56% occ.
11.6%
$5,715/mo
current
66% occ.
13.7%
$6,753/mo

Lease Timeline

31 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.