CHARMING MOVE-IN READY VILLA IN PERERENAN

CHARMING MOVE-IN READY VILLA IN PERERENAN

Bali, Bali

$781k

Price

7.6%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 460 m²
Est. Revenue: $105k/yr
Avg Nightly Rate: $521

Investment Analysis

Located in the heart of Pererenan, this stylish finished villa offers the perfect mix of comfort and convenience. Just 5 minutes from the beach and close to popular cafes and restaurants, it’s a great spot for anyone wanting to enjoy the best of Bali living.

Propertia
Bali / Pererenan

CHARMING MOVE-IN READY VILLA IN PERERENAN

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
460 m²
Land Plot
500 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.3% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$63K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.3%
$6,036/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$521/night
50% ($261)Brixfox estimate($521/night)200% ($1043)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$72,434
Airbnb data$521/night · 55% occupancy
Rental income
$521/night · 55% occ.
$105,429
Running costs (20%)
Utilities, cleaning, maintenance
-$21,086
Income tax (10%)
Indonesian rental income tax
-$10,543
Property tax
Annual property tax
-$1,367
Net income
9.3% ROI
$72,434

Long-Term Rental

Yearly income
$68,684
50 comps
Rental income
$10,091/mo
$96,878
Agency fee (10%)
Finder's fee per tenant
-$9,688
Vacancy (~8%)
1.5mo gap per tenancy
-$7,452
Income tax (10%)
Indonesian rental income tax
-$9,688
Property tax
Annual property tax
-$1,367
Net income
8.8% ROI
$68,684

Short-term rental earns 1.1x 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$780,864
BPHTB (freehold transfer tax)$39,043
Notary & registration$1,800
Legal / due diligence$7,809
Total acquisition costs$48,652
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,500
($0–$23,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$891,116

Gross yield (asking)

13.5%

True gross yield (all-in)

11.8%

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 24 years remaining.

$2.9M$2.2M$1.4M$717K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $781KPeak 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 10: 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
$718K
-8%
19 years remaining
Rental Income
+$385K
Total Position
$1.1M
+41%
7.1%/yr
Year 10
Capital Value
$482K
-38%
14 years remaining
Rental Income
+$830K
Total Position
$1.3M
+68%
5.3%/yr
Year 15
Capital Value
$238K
-70%
9 years remaining
Rental Income
+$1.3M
Total Position
$1.6M
+103%
4.8%/yr
Year 20
Capital Value
$65K
-92%
4 years remaining
Rental Income
+$1.9M
Total Position
$2.0M
+158%
4.8%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$521 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Premium nightly rate of $521 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
5.9%
$3,816/mo
45% occ.
7.6%
$4,926/mo
55% occ.
9.3%
$6,036/mo
current
65% occ.
11.0%
$7,146/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.