Offplan 1 Bedroom Villa for Sale Leasehold/freehold in Pererenan

Offplan 1 Bedroom Villa for Sale Leasehold/freehold in Pererenan

Pererenan, Bali

$249k

Price

1

Bedrooms

68%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 85 m²
Build: 72 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $86

Cost to reproduce & long-term let

Asking price 134% above cost to reproduce — reproducing it would cost about $106k

Long-term rental alternative: ~$12k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Pererenan

  • Expected occupancy of 68% compares with a 68% median across 715 tracked Pererenan villas.
  • Its expected nightly rate of $86 sits below the Pererenan median of $104.
  • Brixfox ranks its projected net yield in the bottom half of the 714 live Pererenan listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-2564 located in Beach Side is for sale with Freehold ownership for EUR214,923, IDR4,163,363,896

Price
$249,000
ReportInquire
1-bedroom leasehold villa in Pererenan — photo 1 of 5
Bali Exception
1 / 5
1-bedroom leasehold villa in Pererenan — photo 2 of 5
2 / 5
1-bedroom leasehold villa in Pererenan — photo 3 of 5
3 / 5
1-bedroom leasehold villa in Pererenan — photo 4 of 5
4 / 5
1-bedroom leasehold villa in Pererenan — photo 5 of 5
5 / 5

Offplan 1 Bedroom Villa for Sale Leasehold/freehold in Pererenan

Pererenan · Ref BF-711790Source · Bali Exception · listed 5 Aug 2026
Asking price · Leasehold
$249,000
Listed 100 days ago
Net yield
3.5%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 30 yrs, with no resale value
Inquire about this property
  • 134% above cost to reproduce · 51% above the Pererenan median for 1-bedroom villas
  • 30-year lease · 0.2% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This off-plan villa offers a 3.5% net yield based on 99 nearby Airbnb comparables, representing a weak case for remote investors at the current entry price.

Why
Strengths
  • •High confidence in the 3.5% net yield due to a deep and consistent set of 99 nearby Airbnb comparables.
  • •Projected occupancy of 68% with an average daily rate of $86 based on modelled data.
  • •Short-term letting projects a 0.8 point premium over the 2.7% net yield of a long-term let alternative.
Risks
  • •The asking price is 134% above the cost to reproduce the land and construction.
  • •The 30-year leasehold has no resale value at the end, meaning the villa returns to the landowner.
  • •As an off-plan project, the delivery and build quality are unproven and the zoning is not checked.

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 10 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
1
Bathrooms
2
Built area
72 m²
Land
85 m²
Brixfox Score 50 · C Leasehold · 30 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 30 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.5%
$9,133 net operating income /yr
Gross yield · all-in basis
8.2%
−4.7 pts in operating costs & local taxes
After lease amortisation:0.2%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 28.2 of 30 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Pererenan — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$86
Expected booked rate (market-calibrated)
Expected occupancy
68%
Full-year estimate, market-calibrated
Projected annual revenue
$21,264
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.6% of price, auto-calculated
$3,871
PPAT notary (lease deed)$2,490
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$257,851
+3.6% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$21,264
Rental management
−$4,253
Booking channel fees
−$1,063
Utilities
−$1,063
Cleaning & laundry
−$1,063
Maintenance & repairs
−$1,063
Insurance
−$638
Guest supplies & consumables
−$425
Property tax (PBB)
−$436
PPh 4(2) final tax on rent
−$2,126
Net operating income
$9,133/yr
Net yield on all-in investment
3.5%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 30 yrs remaining−$8,595/yr
Net yield after lease amortisation0.2%
Payback vs remaining term28.2 yrs of 30 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 134% above cost to reproducecost ≈ $106kMedium confidence
Long-term rental alternative: ~$12k/yr gross rent2.7% net yieldMedium confidence

Short-term letting projected to outperform long-term by 0.8 points.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Not quite right? Get an email when a listing like this one comes on the market.

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Pererenan

Loading Map...

Explore the full market map
Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

50C
LocationAverage
Emerging or secondary location
Rental YieldAverage
3.5% net yield on all-in cost
OccupancyGood
68% average occupancy
Nightly RateAverage
$86 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
85 m² land area
ZoningAverage
Mixed (per agency) — verify in RTRW
TenureStrong
30 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
30+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
Net yield of 3.5% (fully managed, on all-in cost) is near the market average — model your cashflow carefully

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy48%$6,3142.4%
-10 pts occupancy58%$7,7233.0%
Expected68%$9,1333.5%
+10 pts occupancy78%$10,5424.1%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway30 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback28.2 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This off-plan villa offers a 3.5% net yield based on 99 nearby Airbnb comparables, representing a weak case for remote investors at the current entry price.

Strengths
  • •High confidence in the 3.5% net yield due to a deep and consistent set of 99 nearby Airbnb comparables.
  • •Projected occupancy of 68% with an average daily rate of $86 based on modelled data.
  • •Short-term letting projects a 0.8 point premium over the 2.7% net yield of a long-term let alternative.
Risks
  • •The asking price is 134% above the cost to reproduce the land and construction.
  • •The 30-year leasehold has no resale value at the end, meaning the villa returns to the landowner.
  • •As an off-plan project, the delivery and build quality are unproven and the zoning is not checked.

Try one of these

2 free AI questions a day · a free account gets 5 — Pro is unlimited.

Questions are stored for 12 months to improve our answers. Privacy

On-site check

Have it checked on site before you fly

Brixfox Buyer Service · carried out by Villas of Bali

Buying from abroad? Someone on Bali visits this villa for you before you commit — the photos, the video and the notary's findings arrive in your Brixfox account, next to our numbers, so you decide on evidence rather than on a brochure.

We pass your name and number to Villas of Bali to plan the visit; they contact you within one working day. Payment by card through Stripe — Brixfox invoices you, in euros or dollars.

If the visit cannot take place — the villa is sold or withdrawn, or access is refused — the order is cancelled and refunded in full. The visit is carried out by Villas of Bali; the papers in the Due Diligence Pack are reviewed by an independent PPAT notary, under the notary's own name and responsibility. Brixfox gives no legal advice and no advice on ownership structures.

Inquire

Take the numbers with you, or talk to the agent

Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

Interested in this property?

Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Bali Exception

We email you a copy and check in a few days later that you heard back. No spam, no fee.

Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.