PREMIUM TROPICAL VILLA IN PERERENAN

PREMIUM TROPICAL VILLA IN PERERENAN

Bali, Bali

$2.0M

Price

5.0%

ROI

7

Bedrooms

45%

Occupancy

7 Bathrooms
Ownership: freehold
Land: 885 m²
Build: 550 m²
Est. Revenue: $153k/yr
Avg Nightly Rate: $941

Investment Analysis

Welcome to this stunning modern tropical villa in the heart of Pererenan , just a 10-minute walk to the beach and a quick 5-minute drive to Canggu’s popular cafes, restaurants, and entertainment spots . Set on a generous 8.83 are of land , this spacious property is a rare freehold opportunity in one of Bali’s most sought-after coastal neighborhoods.

Propertia
Bali / Pererenan
Commercial Zone

PREMIUM TROPICAL VILLA IN PERERENAN

Inventory
7 Beds
Bathrooms
7 Baths
Built Area
550 m²
Land Plot
885 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 7.3% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$428K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$8,627/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.1 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$941/night
50% ($470)Brixfox estimate($941/night)200% ($1881)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$103,525
Airbnb data$941/night · 45% occupancy
Rental income
$941/night · 45% occ.
$152,831
Running costs (20%)
Utilities, cleaning, maintenance
-$30,566
Income tax (10%)
Indonesian rental income tax
-$15,283
Property tax
Annual property tax
-$3,457
Net income
5.2% ROI
$103,525

Long-Term Rental

Yearly income
$144,721
5 comps
Rental income
$21,347/mo
$204,927
Agency fee (10%)
Finder's fee per tenant
-$20,493
Vacancy (~8%)
1.5mo gap per tenancy
-$15,764
Income tax (10%)
Indonesian rental income tax
-$20,493
Property tax
Annual property tax
-$3,457
Net income
7.3% ROI
$144,721

Long-term rental earns more with lower risk and less effort.

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$1,975,309
BPHTB (freehold transfer tax)$98,765
Notary & registration$1,800
Legal / due diligence$19,753
Total acquisition costs$120,318
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$13,750
($0–$27,500)
Furnishing & STR launch
7bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$71,700
All-in investment$2,181,077

Gross yield (asking)

7.7%

True gross yield (all-in)

7.0%

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 — 4%/yr appreciation in Bali.

$13.0M$9.8M$6.5M$3.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.0M
Capital appreciation
Property value growing at +4%/yr based on Bali 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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$550K
Total Position
$3.0M
+49%
8.4%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.2M
Total Position
$4.1M
+108%
7.6%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$2.8M
Total Position
$7.1M
+260%
6.6%/yr
Year 30
Capital Value
$6.4M
+224%
Rental Income
+$4.9M
Total Position
$11.3M
+474%
6.0%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$941 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
885 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $941 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Generous 885 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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

30% occ.
3.5%
$5,721/mo
40% occ.
4.7%
$7,724/mo
45% occ.
5.2%
$8,627/mo
current
55% occ.
6.5%
$10,630/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.