Stunning Modern Contemporary Villa in Pererenan

Stunning Modern Contemporary Villa in Pererenan

Bali, Bali

$660k

Price

5.7%

ROI

3

Bedrooms

54%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 280 m²
Build: 266 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $313

Investment Analysis

Nestled in the tranquil Pererenan area, this exquisite villa showcases a sophisticated modern contemporary design. Just a quick 5-minute drive from Pererenan Beach and conveniently close to Canggu’s vibrant scene, it offers easy access to trendy cafes, diverse restaurants, gyms, and boutique shops.

Propertia
Bali / Pererenan

Stunning Modern Contemporary Villa in Pererenan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
266 m²
Land Plot
280 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 6.4% net return annually.

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The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$29K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$3,503/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$313/night
50% ($156)Brixfox estimate($313/night)200% ($625)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$42,041
Airbnb data$313/night · 54% occupancy
Rental income
$313/night · 54% occ.
$61,709
Running costs (20%)
Utilities, cleaning, maintenance
-$12,342
Income tax (10%)
Indonesian rental income tax
-$6,171
Property tax
Annual property tax
-$1,156
Net income
6.4% ROI
$42,041

Long-Term Rental

Yearly income
$35,873
50 comps
Rental income
$5,334/mo
$51,210
Agency fee (10%)
Finder's fee per tenant
-$5,121
Vacancy (~8%)
1.5mo gap per tenancy
-$3,939
Income tax (10%)
Indonesian rental income tax
-$5,121
Property tax
Annual property tax
-$1,156
Net income
5.4% ROI
$35,873

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$2.3M$1.7M$1.2M$575K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $660KPeak Capital Value: Yr 5 ($689K)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 14: 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
$689K
+4%
25 years remaining
Rental Income
+$223K
Total Position
$912K
+38%
6.7%/yr
Year 10
Capital Value
$666K
+1%
20 years remaining
Rental Income
+$482K
Total Position
$1.1M
+74%
5.7%/yr
Year 15
Capital Value
$463K
-30%
15 years remaining
Rental Income
+$782K
Total Position
$1.2M
+88%
4.3%/yr
Year 20
Capital Value
$239K
-64%
10 years remaining
Rental Income
+$1.1M
Total Position
$1.4M
+107%
3.7%/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
Good
6.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$313 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $313 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
3.9%
$2,172/mo
44% occ.
5.2%
$2,838/mo
54% occ.
6.4%
$3,503/mo
current
64% occ.
7.6%
$4,169/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.