MODERN 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2956

MODERN 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2956

Bali, Bali

$2.0M

Price

3.4%

ROI

5

Bedrooms

53%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 2035 m²
Build: 731 m²
Est. Revenue: $104k/yr
Avg Nightly Rate: $541

Investment Analysis

Located in sought-after Pererenan, this villa sits in a peaceful residential area just 5 minutes from the beach and close to cafés, restaurants, and Canggu’s vibrant lifestyle. Set on an expansive 2,035 sqm of land, the villa features five spacious bedrooms, each with its own ensuite bathroom. Offered semi-furnished, the home includes an open-plan living and dining area, a well-appointed kitchen, a dedicated TV room, and a guest toilet, creating a comfortable and functional layout. The outdoor space is centered around a 12.5 x 3-meter swimming pool, surrounded by lush gardens. The generous land size allows for ample outdoor living, making it ideal for relaxing afternoons or hosting gatherings in a serene tropical setting. Combining generous land size, thoughtful design, and a prime coastal location, this villa offers a rare opportunity for private living or long-term investment in one of Bali’s most sought-after areas.

Bali Exception
Bali / Pererenan

MODERN 5 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2956

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
731 m²
Land Plot
2035 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+3.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$2K in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$5,769/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$541/night
50% ($270)Brixfox estimate($541/night)200% ($1081)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$69,229
Airbnb data$541/night · 53% occupancy
Rental income
$541/night · 53% occ.
$103,899
Running costs (20%)
Utilities, cleaning, maintenance
-$20,780
Income tax (10%)
Indonesian rental income tax
-$10,390
Property tax
Annual property tax
-$3,500
Net income
3.5% ROI
$69,229

Long-Term Rental

Yearly income
$156,401
50 comps
Rental income
$23,035/mo
$221,140
Agency fee (10%)
Finder's fee per tenant
-$22,114
Vacancy (~8%)
1.5mo gap per tenancy
-$17,011
Income tax (10%)
Indonesian rental income tax
-$22,114
Property tax
Annual property tax
-$3,500
Net income
7.8% ROI
$156,401

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$3.2M$2.4M$1.6M$810K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $2.0MPeak Capital Value: Yr 2 ($2.0M)Paid back
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 22: 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
$2.0M
-0%
22 years remaining
Rental Income
+$368K
Total Position
$2.4M
+18%
3.4%/yr
Year 10
Capital Value
$1.6M
-19%
17 years remaining
Rental Income
+$794K
Total Position
$2.4M
+21%
1.9%/yr
Year 15
Capital Value
$994K
-50%
12 years remaining
Rental Income
+$1.3M
Total Position
$2.3M
+14%
0.9%/yr
Year 20
Capital Value
$423K
-79%
7 years remaining
Rental Income
+$1.9M
Total Position
$2.3M
+14%
0.7%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$541 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2035 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $541 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2035 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
2.1%
$3,467/mo
43% occ.
2.8%
$4,618/mo
53% occ.
3.5%
$5,769/mo
current
63% occ.
4.2%
$6,920/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.