Tropical Brutalist Riverside Villa in Pererenan

Tropical Brutalist Riverside Villa in Pererenan

Bali, Bali

$741k

Price

8.3%

ROI

4

Bedrooms

78%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 768 m²
Build: 295 m²
Est. Revenue: $91k/yr
Avg Nightly Rate: $320

Investment Analysis

This 4 bedroom tropical brutalist villa is located in Pererenan, Canggu, set on 768 sqm of land with cascading levels overlooking a riverside.

Villas of Bali
Bali / Pererenan

Tropical Brutalist Riverside Villa in Pererenan

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
295 m²
Land Plot
768 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — long-term rental yields 10.4% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$13K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$5,205/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$320/night
50% ($160)Brixfox estimate($320/night)200% ($641)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$62,460
Airbnb data$320/night · 78% occupancy
Rental income
$320/night · 78% occ.
$91,081
Running costs (20%)
Utilities, cleaning, maintenance
-$18,216
Income tax (10%)
Indonesian rental income tax
-$9,108
Property tax
Annual property tax
-$1,296
Net income
8.4% ROI
$62,460

Long-Term Rental

Yearly income
$76,966
50 comps
Rental income
$11,275/mo
$108,235
Agency fee (10%)
Finder's fee per tenant
-$10,824
Vacancy (~8%)
1.5mo gap per tenancy
-$8,326
Income tax (10%)
Indonesian rental income tax
-$10,824
Property tax
Annual property tax
-$1,296
Net income
10.4% ROI
$76,966

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$2.8M$2.1M$1.4M$692K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $741KPeak Capital Value: Yr 1 ($746K)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 11: 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
$728K
-2%
21 years remaining
Rental Income
+$332K
Total Position
$1.1M
+43%
7.4%/yr
Year 10
Capital Value
$552K
-26%
16 years remaining
Rental Income
+$716K
Total Position
$1.3M
+71%
5.5%/yr
Year 15
Capital Value
$314K
-58%
11 years remaining
Rental Income
+$1.2M
Total Position
$1.5M
+99%
4.7%/yr
Year 20
Capital Value
$116K
-84%
6 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+142%
4.5%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$320 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
768 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most Bali villas
Strong occupancy at 78% — consistent booking demand
Premium nightly rate of $320 — positioned in the top tier

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

58% occ.
6.2%
$3,841/mo
68% occ.
7.3%
$4,523/mo
78% occ.
8.4%
$5,205/mo
current
88% occ.
9.5%
$5,887/mo

Lease Timeline

26 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.