Brand New 2-Bedroom Villas for Sale – Pererenan, Bali

Brand New 2-Bedroom Villas for Sale – Pererenan, Bali

Bali, Bali

$179k

Price

13.9%

ROI

2

Bedrooms

82%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 135.7 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $122

Investment Analysis

Only 3 units available – an exclusive opportunity to own a stylish modern villa in one of Bali’s most desirable areas.

Villas of Bali
Bali / Pererenan

Brand New 2-Bedroom Villas for Sale – Pererenan, Bali

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
135.7 m²
Land Plot
100 m²
Tenure
Lease 33yr
Yield Curve Status

Grade C+ investment — short-term rental yields 14.1% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+16.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$20K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$2,109/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$122/night
50% ($61)Brixfox estimate($122/night)200% ($244)
Occupancy
82%
10%Brixfox estimate(82%)100%

Short-Term Rental

Yearly income
$25,312
Airbnb data$122/night · 82% occupancy
Rental income
$122/night · 82% occ.
$36,607
Running costs (20%)
Utilities, cleaning, maintenance
-$7,321
Income tax (10%)
Indonesian rental income tax
-$3,661
Property tax
Annual property tax
-$313
Net income
14.1% ROI
$25,312

Long-Term Rental

Yearly income
$11,848
50 comps
Rental income
$1,752/mo
$16,819
Agency fee (10%)
Finder's fee per tenant
-$1,682
Vacancy (~8%)
1.5mo gap per tenancy
-$1,294
Income tax (10%)
Indonesian rental income tax
-$1,682
Property tax
Annual property tax
-$313
Net income
6.6% ROI
$11,848

Short-term rental earns 2.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$1.6M$1.2M$802K$401K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $179KPeak Capital Value: Yr 8 ($204K)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 7: 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
$199K
+11%
28 years remaining
Rental Income
+$134K
Total Position
$334K
+86%
13.3%/yr
Year 10
Capital Value
$202K
+13%
23 years remaining
Rental Income
+$290K
Total Position
$492K
+175%
10.6%/yr
Year 15
Capital Value
$176K
-2%
18 years remaining
Rental Income
+$471K
Total Position
$646K
+261%
8.9%/yr
Year 20
Capital Value
$113K
-37%
13 years remaining
Rental Income
+$680K
Total Position
$793K
+343%
7.7%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.1% annual return
Occupancy
Strong
82% average occupancy
Nightly Rate
Good
$122 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

High rental yield at 14.1% — outperforms most Bali villas
Strong occupancy at 82% — 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 100 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

62% occ.
10.7%
$1,589/mo
72% occ.
12.4%
$1,849/mo
82% occ.
14.1%
$2,109/mo
current
92% occ.
15.9%
$2,369/mo

Lease Timeline

33 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.