Beautiful Modern Contemporary Villa in Pererenan

Beautiful Modern Contemporary Villa in Pererenan

Bali, Bali

$864k

Price

6.7%

ROI

4

Bedrooms

56%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 418 m²
Build: 336 m²
Est. Revenue: $106k/yr
Avg Nightly Rate: $517

Investment Analysis

Welcome to Riziere Villa, a stunning 4-bedroom property just a quick 5-minute drive from Pererenan Beach, surrounded by some of the area’s most popular cafes and restaurants.

Propertia
Bali / Pererenan

Beautiful Modern Contemporary Villa in Pererenan

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
336 m²
Land Plot
418 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.4% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$37K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$6,043/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$517/night
50% ($259)Brixfox estimate($517/night)200% ($1035)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$72,517
Airbnb data$517/night · 56% occupancy
Rental income
$517/night · 56% occ.
$105,757
Running costs (20%)
Utilities, cleaning, maintenance
-$21,151
Income tax (10%)
Indonesian rental income tax
-$10,576
Property tax
Annual property tax
-$1,512
Net income
8.4% ROI
$72,517

Long-Term Rental

Yearly income
$51,404
50 comps
Rental income
$7,623/mo
$73,183
Agency fee (10%)
Finder's fee per tenant
-$7,318
Vacancy (~8%)
1.5mo gap per tenancy
-$5,629
Income tax (10%)
Indonesian rental income tax
-$7,318
Property tax
Annual property tax
-$1,512
Net income
5.9% ROI
$51,404

Short-term rental earns 1.4x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$864,198
BPHTB (freehold transfer tax)$43,210
Notary & registration$1,800
Legal / due diligence$8,642
Total acquisition costs$53,652
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,400
($0–$16,800)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$976,350

Gross yield (asking)

12.2%

True gross yield (all-in)

10.8%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$4.0M$3.0M$2.0M$992K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $864KPeak Capital Value: Yr 5 ($902K)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 11: 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
$902K
+4%
25 years remaining
Rental Income
+$385K
Total Position
$1.3M
+49%
8.3%/yr
Year 10
Capital Value
$871K
+1%
20 years remaining
Rental Income
+$831K
Total Position
$1.7M
+97%
7.0%/yr
Year 15
Capital Value
$606K
-30%
15 years remaining
Rental Income
+$1.3M
Total Position
$2.0M
+126%
5.6%/yr
Year 20
Capital Value
$312K
-64%
10 years remaining
Rental Income
+$1.9M
Total Position
$2.3M
+162%
4.9%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$517 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
418 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $517 — 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.
5.3%
$3,840/mo
46% occ.
6.9%
$4,941/mo
56% occ.
8.4%
$6,043/mo
current
66% occ.
9.9%
$7,145/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.