READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1269

READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1269

Bali, Bali

$1.2M

Price

5.4%

ROI

5

Bedrooms

45%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 600 m²
Build: 420 m²
Est. Revenue: $124k/yr
Avg Nightly Rate: $756

Investment Analysis

Located in the centre of Pererenan, just a 5 minutes stroll from the beach and close to charming cafés and restaurants, this expansive 2-level villa offers the perfect blend of luxury and comfort. Set on a generous 600 sqm land, the villa features a spacious living room with soaring high ceilings, creating a bright and open atmosphere. The villa includes 5 beautifully designed bedrooms, each with its own ensuite bathroom, and a luxurious bathtub in the master suite. Fully furnished with modern decor, it also boasts a fully equipped kitchen ideal for culinary enthusiasts. An additional room serves as a versatile office, home cinema room, study space or kids playground, perfect for remote work or creative endeavors. Step outside to your private oasis, where a large pool with a shallow area invites relaxation, complemented by a cozy lounge space for unwinding with family or friends. The terrace offers an ideal spot for hosting hangouts or simply enjoying stunning views.With its prime location and extensive amenities, this villa is perfect for families or as a smart investment opportunity in Bali’s thriving property market.

Bali Exception
Bali / Pererenan

READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-1269

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
420 m²
Land Plot
600 m²
Tenure
Lease 31yr
Yield Curve Status

Grade B investment — long-term rental yields 7.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$80K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$7,069/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
14.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$756/night
50% ($378)Brixfox estimate($756/night)200% ($1512)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$84,825
Airbnb data$756/night · 45% occupancy
Rental income
$756/night · 45% occ.
$124,178
Running costs (20%)
Utilities, cleaning, maintenance
-$24,836
Income tax (10%)
Indonesian rental income tax
-$12,418
Property tax
Annual property tax
-$2,100
Net income
7.1% ROI
$84,825

Long-Term Rental

Yearly income
$84,851
50 comps
Rental income
$12,526/mo
$120,252
Agency fee (10%)
Finder's fee per tenant
-$12,025
Vacancy (~8%)
1.5mo gap per tenancy
-$9,250
Income tax (10%)
Indonesian rental income tax
-$12,025
Property tax
Annual property tax
-$2,100
Net income
7.1% ROI
$84,851

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.2MPeak Capital Value: Yr 6 ($1.3M)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 5
Capital Value
$1.3M
+7%
26 years remaining
Rental Income
+$450K
Total Position
$1.7M
+44%
7.6%/yr
Year 10
Capital Value
$1.3M
+5%
21 years remaining
Rental Income
+$972K
Total Position
$2.2M
+86%
6.4%/yr
Year 15
Capital Value
$953K
-21%
16 years remaining
Rental Income
+$1.6M
Total Position
$2.5M
+111%
5.1%/yr
Year 20
Capital Value
$542K
-55%
11 years remaining
Rental Income
+$2.3M
Total Position
$2.8M
+135%
4.4%/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
7.1% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$756 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

Premium nightly rate of $756 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
4.7%
$4,654/mo
40% occ.
6.3%
$6,264/mo
45% occ.
7.1%
$7,069/mo
current
55% occ.
8.7%
$8,678/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.