Off-plan 1 bedrooms Villa in Pererenan Beachside

Off-plan 1 bedrooms Villa in Pererenan Beachside

Bali, Bali

$235k

Price

8.0%

ROI

1

Bedrooms

47%

Occupancy

Ownership: leasehold
Land: 90 m²
Build: 82 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $127

Investment Analysis

This breathtaking 1-bedroom villa offers a seamless blend of modern sophistication and natural beauty . Designed for ultimate relaxation, this private retreat features open-concept living , floor-to-ceiling windows, and a serene outdoor space with a private plunge pool . Perfect for individuals or couples seeking an intimate yet luxurious escape in Bali’s lush landscapes.

Villas of Bali
Bali / Pererenan
Commercial Zone

Off-plan 1 bedrooms Villa in Pererenan Beachside

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
82 m²
Land Plot
90 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — long-term rental yields 8.2% 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
+3.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$31K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,248/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$127/night
50% ($64)Brixfox estimate($127/night)200% ($255)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$14,970
Airbnb data$127/night · 47% occupancy
Rental income
$127/night · 47% occ.
$21,972
Running costs (20%)
Utilities, cleaning, maintenance
-$4,394
Income tax (10%)
Indonesian rental income tax
-$2,197
Property tax
Annual property tax
-$410
Net income
6.4% ROI
$14,970

Long-Term Rental

Yearly income
$19,206
50 comps
Rental income
$2,826/mo
$27,130
Agency fee (10%)
Finder's fee per tenant
-$2,713
Vacancy (~8%)
1.5mo gap per tenancy
-$2,087
Income tax (10%)
Indonesian rental income tax
-$2,713
Property tax
Annual property tax
-$410
Net income
8.2% ROI
$19,206

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

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$234,568
BPHTB (freehold transfer tax)$11,728
Notary & registration$1,800
Legal / due diligence$2,346
Total acquisition costs$15,874
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,050
($0–$4,100)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$280,992

Gross yield (asking)

9.4%

True gross yield (all-in)

7.8%

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.

$559K$419K$279K$140K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $235KPeak 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 14: 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
$204K
-13%
18 years remaining
Rental Income
+$79K
Total Position
$283K
+21%
3.9%/yr
Year 10
Capital Value
$131K
-44%
13 years remaining
Rental Income
+$172K
Total Position
$303K
+29%
2.6%/yr
Year 15
Capital Value
$61K
-74%
8 years remaining
Rental Income
+$278K
Total Position
$339K
+45%
2.5%/yr
Year 20
Capital Value
$15K
-94%
3 years remaining
Rental Income
+$402K
Total Position
$417K
+78%
2.9%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$127 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
90 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
4.0%
$780/mo
40% occ.
5.4%
$1,051/mo
47% occ.
6.4%
$1,248/mo
current
57% occ.
7.8%
$1,519/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.