Bali Exception
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Bali Exception
Bali / Pererenan
LUXURY MODERN TROPICAL WITH RICEFIELD VIEW 4 BEDROOM VILLA FOR SALE FREEHOLD IN PERERENAN BE-1462
Inventory
4 Beds
Bathrooms
3 Baths
Built Area
254 m²
Land Plot
670 m²
Tenure
Freehold
Yield Curve Status
Grade B+ investment — long-term rental yields 3.9% net return annually.
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The Investment
Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%
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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$368K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$4,593/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.8 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$363/night
50% ($181)Brixfox estimate($363/night)200% ($726)
Occupancy
63%
10%Brixfox estimate(63%)100%
Short-Term Rental
Yearly income
$55,112
Airbnb data$363/night · 63% occupancy
Rental income
$363/night · 63% occ.
$82,981
Running costs (20%)
Utilities, cleaning, maintenance
-$16,596
Income tax (10%)
Indonesian rental income tax
-$8,298
Property tax
Annual property tax
-$2,975
Net income
3.2% ROI
$55,112
Long-Term Rental
Yearly income
$66,697
50 comps
Rental income
$10,037/mo
$96,356
Agency fee (10%)
Finder's fee per tenant
-$9,636
Vacancy (~8%)
1.5mo gap per tenancy
-$7,412
Income tax (10%)
Indonesian rental income tax
-$9,636
Property tax
Annual property tax
-$2,975
Net income
3.9% ROI
$66,697
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$293K
Total Position
$2.4M
+39%
6.8%/yr
Year 10
Capital Value
$2.5M
+48%
Rental Income
+$632K
Total Position
$3.1M
+85%
6.4%/yr
Year 20
Capital Value
$3.7M
+119%
Rental Income
+$1.5M
Total Position
$5.2M
+206%
5.8%/yr
Year 30
Capital Value
$5.5M
+224%
Rental Income
+$2.6M
Total Position
$8.1M
+379%
5.4%/yr
Location
Bali
Pererenan, Approximate area
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Average
3.2% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$363 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
670 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $363 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 670 m² land — room for expansion or amenities
Watch Out
Secondary location — rental demand may be lower than premium areas
Yield of 3.2% is near the market average — model your cashflow carefully
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
43% occ.
2.2%
$3,047/mo
53% occ.
2.7%
$3,820/mo
63% occ.
3.2%
$4,593/mo
current
73% occ.
3.8%
$5,365/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.