Amazing Family Retreat In Pererenan

Amazing Family Retreat In Pererenan

Bali, Bali

$671k

Price

12.6%

ROI

8

Bedrooms

60%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 420 m²
Build: 440 m²
Est. Revenue: $364k/yr
Avg Nightly Rate: $1669

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 30.0% net return annually.

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The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+37.4%
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
30.0%
$21,114/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
2.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$1,669/night
50% ($834)Brixfox estimate($1,669/night)200% ($3338)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$253,371
Airbnb data$1,669/night · 60% occupancy
Rental income
$1,669/night · 60% occ.
$363,636
Running costs (20%)
Utilities, cleaning, maintenance
-$72,727
Income tax (10%)
Indonesian rental income tax
-$36,364
Property tax
Annual property tax
-$1,174
Net income
30.0% ROI
$253,371

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 3.2x 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$670,741
BPHTB (freehold transfer tax)$33,537
Notary & registration$1,800
Legal / due diligence$6,707
Total acquisition costs$42,044
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,000
($0–$22,000)
Furnishing & STR launch
8bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$78,900
All-in investment$802,685

Gross yield (asking)

54.2%

True gross yield (all-in)

45.3%

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 26 years remaining.

$11.2M$8.4M$5.6M$2.8M$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 3: 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
+$1.3M
Total Position
$2.0M
+199%
24.5%/yr
Year 10
Capital Value
$500K
-26%
16 years remaining
Rental Income
+$2.9M
Total Position
$3.4M
+408%
17.6%/yr
Year 15
Capital Value
$284K
-58%
11 years remaining
Rental Income
+$4.7M
Total Position
$5.0M
+645%
14.3%/yr
Year 20
Capital Value
$105K
-84%
6 years remaining
Rental Income
+$6.8M
Total Position
$6.9M
+931%
12.4%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
30.0% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$1669 per night
Visual Appeal
Strong
8/10 instagrammability
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 30.0% — outperforms most villas in this market
Premium nightly rate of $1669 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — 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

40% occ.
25.1%
$14,008/mo
50% occ.
31.4%
$17,561/mo
60% occ.
37.8%
$21,114/mo
current
70% occ.
44.1%
$24,667/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.