BOHEMIAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2537

BOHEMIAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2537

Bali, Bali

$675k

Price

8.2%

ROI

4

Bedrooms

56%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 350 m²
Est. Revenue: $105k/yr
Avg Nightly Rate: $517

Investment Analysis

Tucked away on a quiet lane just off the lively main road, this villa is only minutes from Pererenan Beach and Echo Beach, as well as some of Bali’s most renowned restaurants, boutique shops, and wellness retreats.

Bali Exception
Bali / Pererenan

BOHEMIAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2537

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
350 m²
Land Plot
500 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — short-term rental yields 10.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$124K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$6,041/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$517/night
50% ($258)Brixfox estimate($517/night)200% ($1034)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$72,496
Airbnb data$517/night · 56% occupancy
Rental income
$517/night · 56% occ.
$105,253
Running costs (20%)
Utilities, cleaning, maintenance
-$21,051
Income tax (10%)
Indonesian rental income tax
-$10,525
Property tax
Annual property tax
-$1,181
Net income
10.7% ROI
$72,496

Long-Term Rental

Yearly income
$70,675
50 comps
Rental income
$10,352/mo
$99,376
Agency fee (10%)
Finder's fee per tenant
-$9,938
Vacancy (~8%)
1.5mo gap per tenancy
-$7,644
Income tax (10%)
Indonesian rental income tax
-$9,938
Property tax
Annual property tax
-$1,181
Net income
10.5% ROI
$70,675

Short-term rental earns 1.0x 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$675,000
BPHTB (freehold transfer tax)$33,750
Notary & registration$1,800
Legal / due diligence$6,750
Total acquisition costs$42,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,750
($0–$17,500)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$776,150

Gross yield (asking)

15.6%

True gross yield (all-in)

13.6%

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 22 years remaining.

$2.5M$1.9M$1.3M$636K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $675KPeak Capital Value: NowPaid 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 9: 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
$551K
-18%
17 years remaining
Rental Income
+$385K
Total Position
$936K
+39%
6.7%/yr
Year 10
Capital Value
$336K
-50%
12 years remaining
Rental Income
+$831K
Total Position
$1.2M
+73%
5.6%/yr
Year 15
Capital Value
$143K
-79%
7 years remaining
Rental Income
+$1.3M
Total Position
$1.5M
+121%
5.4%/yr
Year 20
Capital Value
$30K
-96%
2 years remaining
Rental Income
+$1.9M
Total Position
$2.0M
+193%
5.5%/yr

Location

Bali

Pererenan, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$517 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.7% — 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.
6.8%
$3,841/mo
46% occ.
8.8%
$4,941/mo
56% occ.
10.7%
$6,041/mo
current
66% occ.
12.7%
$7,142/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.