4-Bedroom Joglo-Style Villa with Rice-Field View

4-Bedroom Joglo-Style Villa with Rice-Field View

Bali, Bali

$741k

Price

6.6%

ROI

4

Bedrooms

61%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 1300 m²
Build: 650 m²
Est. Revenue: $72k/yr
Avg Nightly Rate: $326

Investment Analysis

Set on the tranquil north side of Pererenan, this elegant Joglo-style villa blends timeless Indonesian craftsmanship with modern comfort.

Villas of Bali
Bali / Pererenan

4-Bedroom Joglo-Style Villa with Rice-Field View

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
650 m²
Land Plot
1300 m²
Tenure
Lease 21yr
Yield Curve Status

Grade B investment — long-term rental yields 10.6% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+1.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$179K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$4,119/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$326/night
50% ($163)Brixfox estimate($326/night)200% ($652)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$49,432
Airbnb data$326/night · 61% occupancy
Rental income
$326/night · 61% occ.
$72,468
Running costs (20%)
Utilities, cleaning, maintenance
-$14,494
Income tax (10%)
Indonesian rental income tax
-$7,247
Property tax
Annual property tax
-$1,296
Net income
6.7% ROI
$49,432

Long-Term Rental

Yearly income
$78,531
50 comps
Rental income
$11,500/mo
$110,399
Agency fee (10%)
Finder's fee per tenant
-$11,040
Vacancy (~8%)
1.5mo gap per tenancy
-$8,492
Income tax (10%)
Indonesian rental income tax
-$11,040
Property tax
Annual property tax
-$1,296
Net income
10.6% ROI
$78,531

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$1.6M$1.2M$815K$408K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $741KPeak Capital Value: NowPaid back
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 13: 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
$561K
-24%
16 years remaining
Rental Income
+$262K
Total Position
$824K
+11%
2.2%/yr
Year 10
Capital Value
$319K
-57%
11 years remaining
Rental Income
+$567K
Total Position
$886K
+20%
1.8%/yr
Year 15
Capital Value
$118K
-84%
6 years remaining
Rental Income
+$919K
Total Position
$1.0M
+40%
2.3%/yr
Year 20
Capital Value
$17K
-98%
1 years remaining
Rental Income
+$1.3M
Total Position
$1.3M
+82%
3.0%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$326 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Premium nightly rate of $326 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1300 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

41% occ.
4.4%
$2,730/mo
51% occ.
5.5%
$3,425/mo
61% occ.
6.7%
$4,119/mo
current
71% occ.
7.8%
$4,814/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.