Modern 3-Bedroom Villas for Sale – Pererenan, Bali

Modern 3-Bedroom Villas for Sale – Pererenan, Bali

Bali, Bali

$262k

Price

8.6%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 126 m²
Build: 157 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $255

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 12.1% net return annually.

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The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+13.9%
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
12.1%
$2,641/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$255/night
50% ($128)Brixfox estimate($255/night)200% ($510)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$31,694
Airbnb data$255/night · 49% occupancy
Rental income
$255/night · 49% occ.
$45,934
Running costs (20%)
Utilities, cleaning, maintenance
-$9,187
Income tax (10%)
Indonesian rental income tax
-$4,593
Property tax
Annual property tax
-$459
Net income
12.1% ROI
$31,694

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$262,346
BPHTB (freehold transfer tax)$13,117
Notary & registration$1,800
Legal / due diligence$2,623
Total acquisition costs$17,540
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,925
($0–$7,850)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$326,711

Gross yield (asking)

17.5%

True gross yield (all-in)

14.1%

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 32 years remaining.

$1.9M$1.4M$957K$478K$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
+$168K
Total Position
$454K
+73%
11.6%/yr
Year 10
Capital Value
$286K
+9%
22 years remaining
Rental Income
+$363K
Total Position
$649K
+147%
9.5%/yr
Year 15
Capital Value
$233K
-11%
17 years remaining
Rental Income
+$589K
Total Position
$822K
+214%
7.9%/yr
Year 20
Capital Value
$142K
-46%
12 years remaining
Rental Income
+$852K
Total Position
$994K
+279%
6.9%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$255 per night
Visual Appeal
Strong
9/10 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 12.1% — outperforms most villas in this market
Premium nightly rate of $255 — 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 49% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.3%
$1,591/mo
40% occ.
9.8%
$2,134/mo
49% occ.
12.1%
$2,641/mo
current
59% occ.
14.6%
$3,184/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.