Off-plan 2 Bedroom Villa in Pererenan Beachside

Off-plan 2 Bedroom Villa in Pererenan Beachside

Bali, Bali

$296k

Price

13.1%

ROI

2

Bedrooms

85%

Occupancy

Ownership: leasehold
Land: 140 m²
Build: 120 m²
Est. Revenue: $58k/yr
Avg Nightly Rate: $186

Investment Analysis

This stunning 2-bedroom villa is a sanctuary of elegance and tranquility . Thoughtfully designed with contemporary aesthetics and natural textures, this spacious residence boasts a sunlit living area , a gourmet kitchen , and private poolside lounging . Ideal for small families or close friends , this villa offers the perfect balance of comfort, style, and tropical luxury .

Villas of Bali
Bali / Pererenan
Commercial Zone

Off-plan 2 Bedroom Villa in Pererenan Beachside

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
120 m²
Land Plot
140 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.5% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$39K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.5%
$3,326/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
7.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$186/night
50% ($93)Brixfox estimate($186/night)200% ($372)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$39,909
Airbnb data$186/night · 85% occupancy
Rental income
$186/night · 85% occ.
$57,753
Running costs (20%)
Utilities, cleaning, maintenance
-$11,551
Income tax (10%)
Indonesian rental income tax
-$5,775
Property tax
Annual property tax
-$519
Net income
13.5% ROI
$39,909

Long-Term Rental

Yearly income
$24,334
50 comps
Rental income
$3,580/mo
$34,370
Agency fee (10%)
Finder's fee per tenant
-$3,437
Vacancy (~8%)
1.5mo gap per tenancy
-$2,644
Income tax (10%)
Indonesian rental income tax
-$3,437
Property tax
Annual property tax
-$519
Net income
8.2% ROI
$24,334

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.5M$1.1M$745K$372K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $296KPeak 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
$258K
-13%
18 years remaining
Rental Income
+$212K
Total Position
$469K
+58%
9.6%/yr
Year 10
Capital Value
$166K
-44%
13 years remaining
Rental Income
+$458K
Total Position
$623K
+110%
7.7%/yr
Year 15
Capital Value
$77K
-74%
8 years remaining
Rental Income
+$742K
Total Position
$819K
+176%
7.0%/yr
Year 20
Capital Value
$19K
-94%
3 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+268%
6.7%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.5% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 13.5% — outperforms most Bali villas
Strong occupancy at 85% — consistent booking demand
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 140 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

65% occ.
10.3%
$2,533/mo
75% occ.
11.9%
$2,929/mo
85% occ.
13.5%
$3,326/mo
current
95% occ.
15.1%
$3,722/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.