Off-plan 3 bedrooms villa in Pererenan Beachside

Off-plan 3 bedrooms villa in Pererenan Beachside

Bali, Bali

$401k

Price

8.7%

ROI

3

Bedrooms

48%

Occupancy

Ownership: leasehold
Land: 200 m²
Build: 186 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $334

Investment Analysis

Experience the pinnacle of modern tropical living in this breathtaking 3-bedroom villa . Designed for those who appreciate refined luxury , this home features expansive indoor-outdoor living spaces , a designer kitchen , and lush private gardens . Perfect for families or groups , this villa offers an elevated Balinese experience , where every detail is crafted for comfort and sophistication .

Villas of Bali
Bali / Pererenan
Commercial Zone

Off-plan 3 bedrooms villa in Pererenan Beachside

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
186 m²
Land Plot
200 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 10.1% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$52K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$3,378/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$334/night
50% ($167)Brixfox estimate($334/night)200% ($668)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$40,534
Airbnb data$334/night · 48% occupancy
Rental income
$334/night · 48% occ.
$58,909
Running costs (20%)
Utilities, cleaning, maintenance
-$11,782
Income tax (10%)
Indonesian rental income tax
-$5,891
Property tax
Annual property tax
-$702
Net income
10.1% ROI
$40,534

Long-Term Rental

Yearly income
$30,117
50 comps
Rental income
$4,440/mo
$42,622
Agency fee (10%)
Finder's fee per tenant
-$4,262
Vacancy (~8%)
1.5mo gap per tenancy
-$3,279
Income tax (10%)
Indonesian rental income tax
-$4,262
Property tax
Annual property tax
-$702
Net income
7.5% ROI
$30,117

Short-term rental earns 1.3x more but requires active management.

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$401,235
BPHTB (freehold transfer tax)$20,062
Notary & registration$1,800
Legal / due diligence$4,012
Total acquisition costs$25,874
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,650
($0–$9,300)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$474,659

Gross yield (asking)

14.7%

True gross yield (all-in)

12.4%

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 23 years remaining.

$1.5M$1.1M$756K$378K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $401KPeak 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 9: 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
$349K
-13%
18 years remaining
Rental Income
+$215K
Total Position
$564K
+41%
7.0%/yr
Year 10
Capital Value
$225K
-44%
13 years remaining
Rental Income
+$465K
Total Position
$689K
+72%
5.6%/yr
Year 15
Capital Value
$104K
-74%
8 years remaining
Rental Income
+$754K
Total Position
$858K
+114%
5.2%/yr
Year 20
Capital Value
$26K
-94%
3 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+178%
5.2%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$334 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Premium nightly rate of $334 — 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 48% — factor in seasonal gaps

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

30% occ.
6.2%
$2,075/mo
40% occ.
8.3%
$2,787/mo
48% occ.
10.1%
$3,378/mo
current
58% occ.
12.2%
$4,089/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.