Huge family villa with amazing rice paddies view

Huge family villa with amazing rice paddies view

Pererenan, Bali

$366k

Price

19.6%

ROI

5

Bedrooms

32%

Occupancy

7 Bathrooms
Ownership: Freehold
Build: 500 m²
Est. Revenue: $103k/yr
Avg Nightly Rate: $873

Investment Analysis

This amazing 5 bedroom villa in located in the beautiful area of Canggu/Cemagi. This huge property is quiet unique as it offers three fully separate l

Kibarer Property
Pererenan / Pererenan

Huge family villa with amazing rice paddies view

Inventory
5 Beds
Bathrooms
7 Baths
Built Area
500 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 19.6% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+26.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$124K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
19.6%
$5,977/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.1 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)
$873/night
50% ($437)Brixfox estimate($873/night)200% ($1747)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$71,728
Airbnb data$873/night · 32% occupancy
Rental income
$873/night · 32% occ.
$103,384
Running costs (20%)
Utilities, cleaning, maintenance
-$20,677
Income tax (10%)
Indonesian rental income tax
-$10,338
Property tax
Annual property tax
-$640
Net income
19.6% ROI
$71,728

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$365,925
BPHTB (freehold transfer tax)$18,296
Notary & registration$1,800
Legal / due diligence$3,659
Total acquisition costs$23,755
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$12,500
($0–$25,000)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$459,480

Gross yield (asking)

28.3%

True gross yield (all-in)

22.5%

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.

$6.3M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $366K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$490K
+34%
Rental Income
+$381K
Total Position
$871K
+138%
18.9%/yr
Year 10
Capital Value
$655K
+79%
Rental Income
+$822K
Total Position
$1.5M
+304%
15.0%/yr
Year 20
Capital Value
$1.2M
+221%
Rental Income
+$1.9M
Total Position
$3.1M
+747%
11.3%/yr
Year 30
Capital Value
$2.1M
+474%
Rental Income
+$3.4M
Total Position
$5.5M
+1407%
9.5%/yr

Location

Pererenan

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
19.6% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$873 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 19.6% — outperforms most villas in this market
Premium nightly rate of $873 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 32% — 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

30% occ.
18.1%
$5,526/mo
40% occ.
24.2%
$7,385/mo
32% occ.
19.6%
$5,978/mo
current
42% occ.
25.7%
$7,837/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.