MODERN TROPICAL VILLA WALKING DISTANCE TO PERERENAN BEACH

MODERN TROPICAL VILLA WALKING DISTANCE TO PERERENAN BEACH

Bali, Bali

$262k

Price

15.3%

ROI

2

Bedrooms

80%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 70 m²
Build: 118 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $201

Investment Analysis

Located in the heart of Pererenan and just a short walk to Pererenan Beach, this modern tropical villa project captures the essence of Bali’s relaxed beachside lifestyle.

Propertia
Bali / Pererenan
Commercial Zone

MODERN TROPICAL VILLA WALKING DISTANCE TO PERERENAN BEACH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
118 m²
Land Plot
70 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — short-term rental yields 15.5% net return annually.

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The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+16.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$11K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.5%
$3,379/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$201/night
50% ($100)Brixfox estimate($201/night)200% ($401)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$40,550
Airbnb data$201/night · 80% occupancy
Rental income
$201/night · 80% occ.
$58,584
Running costs (20%)
Utilities, cleaning, maintenance
-$11,717
Income tax (10%)
Indonesian rental income tax
-$5,858
Property tax
Annual property tax
-$459
Net income
15.5% ROI
$40,550

Long-Term Rental

Yearly income
$19,356
50 comps
Rental income
$2,855/mo
$27,403
Agency fee (10%)
Finder's fee per tenant
-$2,740
Vacancy (~8%)
1.5mo gap per tenancy
-$2,108
Income tax (10%)
Indonesian rental income tax
-$2,740
Property tax
Annual property tax
-$459
Net income
7.4% ROI
$19,356

Short-term rental earns 2.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$2.2M$1.7M$1.1M$555K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $262KPeak Capital Value: Yr 5 ($274K)Paid 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 5Peak
Capital Value
$274K
+4%
25 years remaining
Rental Income
+$215K
Total Position
$489K
+86%
13.3%/yr
Year 10
Capital Value
$264K
+1%
20 years remaining
Rental Income
+$465K
Total Position
$729K
+178%
10.8%/yr
Year 15
Capital Value
$184K
-30%
15 years remaining
Rental Income
+$754K
Total Position
$938K
+258%
8.9%/yr
Year 20
Capital Value
$95K
-64%
10 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+351%
7.8%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.5% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Strong
$201 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
70 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 15.5% — outperforms most Bali villas
Strong occupancy at 80% — consistent booking demand
Premium nightly rate of $201 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 70 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

60% occ.
11.5%
$2,525/mo
70% occ.
13.5%
$2,952/mo
80% occ.
15.5%
$3,379/mo
current
90% occ.
17.4%
$3,806/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.