TIMELESS JOGLO-INSPIRED VILLA JUST MINUTES FROM PERERENAN BEACH

TIMELESS JOGLO-INSPIRED VILLA JUST MINUTES FROM PERERENAN BEACH

Bali, Bali

$340k

Price

7.7%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 390 m²
Build: 170 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $242

Investment Analysis

Located in one of Pererenan’s most sought-after neighborhoods, this beautiful villa offers the perfect balance between peaceful living and easy access to Bali’s vibrant lifestyle.

Propertia
Bali / Pererenan

TIMELESS JOGLO-INSPIRED VILLA JUST MINUTES FROM PERERENAN BEACH

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
170 m²
Land Plot
390 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 14.7% net return annually.

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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
+5.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$63K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$2,462/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$242/night
50% ($121)Brixfox estimate($242/night)200% ($485)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$29,549
Airbnb data$242/night · 49% occupancy
Rental income
$242/night · 49% occ.
$43,061
Running costs (20%)
Utilities, cleaning, maintenance
-$8,612
Income tax (10%)
Indonesian rental income tax
-$4,306
Property tax
Annual property tax
-$594
Net income
8.7% ROI
$29,549

Long-Term Rental

Yearly income
$49,916
50 comps
Rental income
$7,277/mo
$69,855
Agency fee (10%)
Finder's fee per tenant
-$6,985
Vacancy (~8%)
1.5mo gap per tenancy
-$5,373
Income tax (10%)
Indonesian rental income tax
-$6,985
Property tax
Annual property tax
-$594
Net income
14.7% ROI
$49,916

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

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$339,506
BPHTB (freehold transfer tax)$16,975
Notary & registration$1,800
Legal / due diligence$3,395
Total acquisition costs$22,170
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,250
($0–$8,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$406,626

Gross yield (asking)

12.7%

True gross yield (all-in)

10.6%

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 22 years remaining.

$1.0M$778K$519K$259K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $340KPeak Capital Value: NowPaid 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 11: 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
$277K
-18%
17 years remaining
Rental Income
+$157K
Total Position
$434K
+28%
5.0%/yr
Year 10
Capital Value
$169K
-50%
12 years remaining
Rental Income
+$339K
Total Position
$508K
+50%
4.1%/yr
Year 15
Capital Value
$72K
-79%
7 years remaining
Rental Income
+$550K
Total Position
$621K
+83%
4.1%/yr
Year 20
Capital Value
$15K
-96%
2 years remaining
Rental Income
+$794K
Total Position
$809K
+138%
4.4%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$242 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
390 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $242 — 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 49% — 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

30% occ.
5.3%
$1,499/mo
40% occ.
7.1%
$2,015/mo
49% occ.
8.7%
$2,462/mo
current
59% occ.
10.5%
$2,979/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.