Amazing Family Retreat In Pererenan

Amazing Family Retreat In Pererenan

Bali, Bali

$671k

Price

12.2%

ROI

8

Bedrooms

51%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 420 m²
Build: 440 m²
Est. Revenue: $122k/yr
Avg Nightly Rate: $657

Investment Analysis

Explore modern living in this exquisite tropical villa, just a mere 200 meters from the nearest beach. Sitting on 4.2 are of land, this villa boasts a spacious 440 m² building across two floors, creating an ideal retreat for families or large groups seeking the perfect vacation spot.

Propertia
Bali / Pererenan
Commercial Zone

Amazing Family Retreat In Pererenan

Inventory
8 Beds
Bathrooms
7 Baths
Built Area
440 m²
Land Plot
420 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — short-term rental yields 12.6% 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%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$11K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.6%
$7,036/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$657/night
50% ($329)Brixfox estimate($657/night)200% ($1314)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$84,437
Airbnb data$657/night · 51% occupancy
Rental income
$657/night · 51% occ.
$122,301
Running costs (20%)
Utilities, cleaning, maintenance
-$24,460
Income tax (10%)
Indonesian rental income tax
-$12,230
Property tax
Annual property tax
-$1,174
Net income
12.6% ROI
$84,437

Long-Term Rental

Yearly income
$78,221
2 comps
Rental income
$11,438/mo
$109,801
Agency fee (10%)
Finder's fee per tenant
-$10,980
Vacancy (~8%)
1.5mo gap per tenancy
-$8,446
Income tax (10%)
Indonesian rental income tax
-$10,980
Property tax
Annual property tax
-$1,174
Net income
11.7% ROI
$78,221

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$3.7M$2.8M$1.9M$936K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $671KPeak Capital Value: Yr 1 ($676K)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 8: 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
$659K
-2%
21 years remaining
Rental Income
+$448K
Total Position
$1.1M
+65%
10.6%/yr
Year 10
Capital Value
$500K
-26%
16 years remaining
Rental Income
+$968K
Total Position
$1.5M
+119%
8.1%/yr
Year 15
Capital Value
$284K
-58%
11 years remaining
Rental Income
+$1.6M
Total Position
$1.9M
+176%
7.0%/yr
Year 20
Capital Value
$105K
-84%
6 years remaining
Rental Income
+$2.3M
Total Position
$2.4M
+254%
6.5%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$657 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
420 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 12.6% — outperforms most Bali villas
Premium nightly rate of $657 — positioned in the top tier
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
7.6%
$4,239/mo
41% occ.
10.1%
$5,638/mo
51% occ.
12.6%
$7,036/mo
current
61% occ.
15.1%
$8,435/mo

Lease Timeline

26 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.