Tranquil 3-Bedroom Villa in Pererenan – Leasehold

Tranquil 3-Bedroom Villa in Pererenan – Leasehold

Bali, Bali

$198k

Price

15.0%

ROI

3

Bedrooms

74%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 260 m²
Build: 152.3 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $161

Investment Analysis

This 3 bedroom villa is located on the border of Pererenan and Tumbak Bayuh, set on 260 sqm of land with 152.3 sqm of living space. Offering open plan living, a private pool, and a quiet residential setting, the property is suitable for residence or rental investment close to Canggu’s beaches and lifestyle hubs.

Villas of Bali
Bali / Pererenan

Tranquil 3-Bedroom Villa in Pererenan – Leasehold

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
152.3 m²
Land Plot
260 m²
Tenure
Lease 19yr
Yield Curve Status

Grade B+ investment — short-term rental yields 15.3% net return annually.

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The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$65K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.3%
$2,525/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$161/night
50% ($81)Brixfox estimate($161/night)200% ($323)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$30,300
Airbnb data$161/night · 74% occupancy
Rental income
$161/night · 74% occ.
$43,780
Running costs (20%)
Utilities, cleaning, maintenance
-$8,756
Income tax (10%)
Indonesian rental income tax
-$4,378
Property tax
Annual property tax
-$346
Net income
15.3% ROI
$30,300

Long-Term Rental

Yearly income
$24,651
50 comps
Rental income
$3,601/mo
$34,570
Agency fee (10%)
Finder's fee per tenant
-$3,457
Vacancy (~8%)
1.5mo gap per tenancy
-$2,659
Income tax (10%)
Indonesian rental income tax
-$3,457
Property tax
Annual property tax
-$346
Net income
12.5% ROI
$24,651

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 19 years remaining.

$875K$656K$438K$219K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $198KPeak Capital Value: NowPaid 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
$133K
-33%
14 years remaining
Rental Income
+$161K
Total Position
$294K
+49%
8.3%/yr
Year 10
Capital Value
$65K
-67%
9 years remaining
Rental Income
+$347K
Total Position
$413K
+109%
7.6%/yr
Year 15
Capital Value
$18K
-91%
4 years remaining
Rental Income
+$564K
Total Position
$581K
+194%
7.5%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.3% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Good
$161 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
260 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

High rental yield at 15.3% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 260 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

54% occ.
11.2%
$1,838/mo
64% occ.
13.3%
$2,182/mo
74% occ.
15.3%
$2,525/mo
current
84% occ.
17.4%
$2,868/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 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.