READY-TO-MOVE-IN 2 BEDROOM VILLA IN PRIME PERERENAN

READY-TO-MOVE-IN 2 BEDROOM VILLA IN PRIME PERERENAN

Bali, Bali

$256k

Price

9.4%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 169 m²
Build: 85 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $183

Investment Analysis

Located in one of Pererenan’s most sought-after streets, this beautifully finished 2-bedroom villa sits on 1.69 Are of land with an 85 sqm building size, offering the ideal balance of privacy, accessibility, and investment value.

Propertia
Bali / Pererenan

READY-TO-MOVE-IN 2 BEDROOM VILLA IN PRIME PERERENAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
85 m²
Land Plot
169 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 8.8% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$269 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$1,873/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
11.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$183/night
50% ($92)Brixfox estimate($183/night)200% ($366)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$22,475
Airbnb data$183/night · 49% occupancy
Rental income
$183/night · 49% occ.
$32,748
Running costs (20%)
Utilities, cleaning, maintenance
-$6,550
Income tax (10%)
Indonesian rental income tax
-$3,275
Property tax
Annual property tax
-$448
Net income
8.8% ROI
$22,475

Long-Term Rental

Yearly income
$19,512
50 comps
Rental income
$2,875/mo
$27,605
Agency fee (10%)
Finder's fee per tenant
-$2,760
Vacancy (~8%)
1.5mo gap per tenancy
-$2,123
Income tax (10%)
Indonesian rental income tax
-$2,760
Property tax
Annual property tax
-$448
Net income
7.6% ROI
$19,512

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.1M$789K$526K$263K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $256KPeak Capital Value: Yr 2 ($260K)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 10: 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
$256K
-0%
22 years remaining
Rental Income
+$119K
Total Position
$375K
+46%
7.9%/yr
Year 10
Capital Value
$209K
-19%
17 years remaining
Rental Income
+$258K
Total Position
$466K
+82%
6.2%/yr
Year 15
Capital Value
$127K
-50%
12 years remaining
Rental Income
+$418K
Total Position
$545K
+113%
5.2%/yr
Year 20
Capital Value
$54K
-79%
7 years remaining
Rental Income
+$604K
Total Position
$658K
+157%
4.8%/yr

Location

Bali

Pererenan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
169 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 8.8% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
5.3%
$1,132/mo
40% occ.
7.1%
$1,522/mo
49% occ.
8.8%
$1,873/mo
current
59% occ.
10.6%
$2,263/mo

Lease Timeline

27 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.