Twin Villa for sale in Pererenan area

Twin Villa for sale in Pererenan area

Bali, Bali

$185k

Price

7.7%

ROI

1

Bedrooms

48%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 113 m²
Build: 65 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $126

Investment Analysis

This 1 bedroom villa is located in Pererenan, offering a compact and efficient layout on 113 sqm of land with 65 sqm of enclosed living space.

Villas of Bali
Bali / Pererenan

Twin Villa for sale in Pererenan area

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
65 m²
Land Plot
113 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.4% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$15K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$1,263/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$126/night
50% ($63)Brixfox estimate($126/night)200% ($252)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$15,158
Airbnb data$126/night · 48% occupancy
Rental income
$126/night · 48% occ.
$22,118
Running costs (20%)
Utilities, cleaning, maintenance
-$4,424
Income tax (10%)
Indonesian rental income tax
-$2,212
Property tax
Annual property tax
-$324
Net income
8.2% ROI
$15,158

Long-Term Rental

Yearly income
$19,189
50 comps
Rental income
$2,811/mo
$26,986
Agency fee (10%)
Finder's fee per tenant
-$2,699
Vacancy (~8%)
1.5mo gap per tenancy
-$2,076
Income tax (10%)
Indonesian rental income tax
-$2,699
Property tax
Annual property tax
-$324
Net income
10.4% ROI
$19,189

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$185,185
BPHTB (freehold transfer tax)$9,259
Notary & registration$1,800
Legal / due diligence$1,852
Total acquisition costs$12,911
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,625
($0–$3,250)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$228,221

Gross yield (asking)

11.9%

True gross yield (all-in)

9.7%

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 24 years remaining.

$600K$450K$300K$150K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $185KPeak 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 11: 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
$170K
-8%
19 years remaining
Rental Income
+$80K
Total Position
$251K
+35%
6.2%/yr
Year 10
Capital Value
$114K
-38%
14 years remaining
Rental Income
+$174K
Total Position
$288K
+56%
4.5%/yr
Year 15
Capital Value
$56K
-70%
9 years remaining
Rental Income
+$282K
Total Position
$338K
+83%
4.1%/yr
Year 20
Capital Value
$15K
-92%
4 years remaining
Rental Income
+$407K
Total Position
$423K
+128%
4.2%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$126 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
113 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.0%
$776/mo
40% occ.
6.8%
$1,044/mo
48% occ.
8.2%
$1,263/mo
current
58% occ.
9.9%
$1,531/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.