Stunning Three-Bedroom Loft Villa near the Beach in Pererenan area

Stunning Three-Bedroom Loft Villa near the Beach in Pererenan area

Bali, Bali

$407k

Price

10.3%

ROI

3

Bedrooms

81%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 190 m²
Build: 140 m²
Est. Revenue: $61k/yr
Avg Nightly Rate: $208

Investment Analysis

This 3 bedroom villa is located in Pererenan within walking distance to the beach, set on 190 sqm of land with 140 sqm of enclosed living space. Built in 2023 with western standard construction quality, the property features a private pool and full water filtration system.

Villas of Bali
Bali / Pererenan
Commercial Zone

Stunning Three-Bedroom Loft Villa near the Beach in Pererenan area

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
140 m²
Land Plot
190 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$33K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.4%
$3,526/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$208/night
50% ($104)Brixfox estimate($208/night)200% ($416)
Occupancy
81%
10%Brixfox estimate(81%)100%

Short-Term Rental

Yearly income
$42,313
Airbnb data$208/night · 81% occupancy
Rental income
$208/night · 81% occ.
$61,466
Running costs (20%)
Utilities, cleaning, maintenance
-$12,293
Income tax (10%)
Indonesian rental income tax
-$6,147
Property tax
Annual property tax
-$713
Net income
10.4% ROI
$42,313

Long-Term Rental

Yearly income
$28,008
50 comps
Rental income
$4,137/mo
$39,720
Agency fee (10%)
Finder's fee per tenant
-$3,972
Vacancy (~8%)
1.5mo gap per tenancy
-$3,055
Income tax (10%)
Indonesian rental income tax
-$3,972
Property tax
Annual property tax
-$713
Net income
6.9% ROI
$28,008

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.7M$1.3M$838K$419K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $407KPeak 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
$375K
-8%
19 years remaining
Rental Income
+$225K
Total Position
$599K
+47%
8.0%/yr
Year 10
Capital Value
$252K
-38%
14 years remaining
Rental Income
+$485K
Total Position
$737K
+81%
6.1%/yr
Year 15
Capital Value
$124K
-70%
9 years remaining
Rental Income
+$787K
Total Position
$911K
+124%
5.5%/yr
Year 20
Capital Value
$34K
-92%
4 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+187%
5.4%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.4% annual return
Occupancy
Strong
81% average occupancy
Nightly Rate
Strong
$208 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
190 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 10.4% — outperforms most Bali villas
Strong occupancy at 81% — consistent booking demand
Premium nightly rate of $208 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 190 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

61% occ.
7.8%
$2,641/mo
71% occ.
9.1%
$3,083/mo
81% occ.
10.4%
$3,526/mo
current
91% occ.
11.7%
$3,969/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.