CONTEMPORARY RIVER SIDE VILLA IN PERERENAN

CONTEMPORARY RIVER SIDE VILLA IN PERERENAN

Pererenan, Bali

$1.2M

Price

13.8%

ROI

6

Bedrooms

54%

Occupancy

6 Bathrooms
Ownership: Freehold
Land: 370 m²
Build: 370 m²
Est. Revenue: $240k/yr
Avg Nightly Rate: $1213

Investment Analysis

This luxury villa is located in a peaceful prime area of Pererenan, just 500 meters away from the beautiful Pererenan beach, walking distance to some well known cozy restaurants, La Briza beach club, COMO beach club, and Echo beach. Designed by the acclaimed Italian architect Stefano Dorata, the villa sits on the side of a […]

Propertia
Pererenan / Pererenan

CONTEMPORARY RIVER SIDE VILLA IN PERERENAN

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
370 m²
Land Plot
370 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 13.8% net return annually.

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The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+20.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$406K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.8%
$13,802/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.2 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$1,213/night
50% ($606)Brixfox estimate($1,213/night)200% ($2426)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$165,622
Airbnb data$1,213/night · 54% occupancy
Rental income
$1,213/night · 54% occ.
$239,601
Running costs (20%)
Utilities, cleaning, maintenance
-$47,920
Income tax (10%)
Indonesian rental income tax
-$23,960
Property tax
Annual property tax
-$2,099
Net income
13.8% ROI
$165,622

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$1,199,250
BPHTB (freehold transfer tax)$59,963
Notary & registration$1,800
Legal / due diligence$11,993
Total acquisition costs$73,756
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$9,250
($0–$18,500)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$1,346,756

Gross yield (asking)

20.0%

True gross yield (all-in)

17.8%

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

Freehold — 6%/yr appreciation in Pererenan.

$17.0M$12.7M$8.5M$4.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
Capital appreciation
Property value growing at +6%/yr based on Pererenan market trends.
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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+34%
Rental Income
+$879K
Total Position
$2.5M
+107%
15.7%/yr
Year 10
Capital Value
$2.1M
+79%
Rental Income
+$1.9M
Total Position
$4.0M
+237%
12.9%/yr
Year 20
Capital Value
$3.8M
+221%
Rental Income
+$4.5M
Total Position
$8.3M
+592%
10.2%/yr
Year 30
Capital Value
$6.9M
+474%
Rental Income
+$7.9M
Total Position
$14.8M
+1131%
8.7%/yr

Location

Pererenan

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.8% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$1213 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
370 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.8% — outperforms most villas in this market
Premium nightly rate of $1213 — 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 54% — 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

34% occ.
8.6%
$8,638/mo
44% occ.
11.2%
$11,220/mo
54% occ.
13.8%
$13,803/mo
current
64% occ.
16.4%
$16,385/mo

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.