Modern 3-Bedroom Villas for Sale – Pererenan, Bali

Modern 3-Bedroom Villas for Sale – Pererenan, Bali

Bali, Bali

$262k

Price

11.3%

ROI

3

Bedrooms

83%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 126 m²
Build: 157 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $144

Investment Analysis

This 3 bedroom modern tropical villa is located in Tumbak Bayuh, set on 126 sqm of land with 157 sqm of building size. Designed across two levels with private pool and outdoor jacuzzi, the property offers rice field views and strong investment potential.

Villas of Bali
Bali / Pererenan

Modern 3-Bedroom Villas for Sale – Pererenan, Bali

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
157 m²
Land Plot
126 m²
Tenure
Lease 32yr
Yield Curve Status

Grade C+ investment — short-term rental yields 11.5% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+13.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.8%
+$24K in 5yr (+9%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$2,513/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$144/night
50% ($72)Brixfox estimate($144/night)200% ($288)
Occupancy
83%
10%Brixfox estimate(83%)100%

Short-Term Rental

Yearly income
$30,158
Airbnb data$144/night · 83% occupancy
Rental income
$144/night · 83% occ.
$43,739
Running costs (20%)
Utilities, cleaning, maintenance
-$8,748
Income tax (10%)
Indonesian rental income tax
-$4,374
Property tax
Annual property tax
-$459
Net income
11.5% ROI
$30,158

Long-Term Rental

Yearly income
$13,554
50 comps
Rental income
$2,019/mo
$19,380
Agency fee (10%)
Finder's fee per tenant
-$1,938
Vacancy (~8%)
1.5mo gap per tenancy
-$1,491
Income tax (10%)
Indonesian rental income tax
-$1,938
Property tax
Annual property tax
-$459
Net income
5.2% ROI
$13,554

Short-term rental earns 2.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 32 years remaining.

$1.8M$1.4M$910K$455K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $262KPeak Capital Value: Yr 7 ($290K)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 8: 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
$286K
+9%
27 years remaining
Rental Income
+$160K
Total Position
$446K
+70%
11.2%/yr
Year 10
Capital Value
$286K
+9%
22 years remaining
Rental Income
+$346K
Total Position
$631K
+141%
9.2%/yr
Year 15
Capital Value
$233K
-11%
17 years remaining
Rental Income
+$561K
Total Position
$794K
+203%
7.7%/yr
Year 20
Capital Value
$142K
-46%
12 years remaining
Rental Income
+$810K
Total Position
$953K
+263%
6.7%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.5% annual return
Occupancy
Strong
83% average occupancy
Nightly Rate
Good
$144 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
126 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
32 years remaining on lease

Top Highlights

High rental yield at 11.5% — outperforms most Bali villas
Strong occupancy at 83% — consistent booking demand
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 126 m² — limited expansion potential

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

63% occ.
8.7%
$1,900/mo
73% occ.
10.1%
$2,206/mo
83% occ.
11.5%
$2,513/mo
current
93% occ.
12.9%
$2,820/mo

Lease Timeline

32 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.