Stunning Colonial-Style Freehold Villa in Pererenan

Stunning Colonial-Style Freehold Villa in Pererenan

Bali, Bali

$1.4M

Price

4.5%

ROI

5

Bedrooms

46%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 1100 m²
Build: 450 m²
Est. Revenue: $128k/yr
Avg Nightly Rate: $757

Investment Analysis

Perfectly positioned in the heart of Pererenan, this beautiful colonial-style villa offers exceptional investment potential in one of Bali’s fastest-growing areas.

Propertia
Bali / Pererenan

Stunning Colonial-Style Freehold Villa in Pererenan

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
450 m²
Land Plot
1100 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 8.6% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$308K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$7,255/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$757/night
50% ($379)Brixfox estimate($757/night)200% ($1515)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$87,061
Airbnb data$757/night · 46% occupancy
Rental income
$757/night · 46% occ.
$127,923
Running costs (20%)
Utilities, cleaning, maintenance
-$25,585
Income tax (10%)
Indonesian rental income tax
-$12,792
Property tax
Annual property tax
-$2,485
Net income
6.1% ROI
$87,061

Long-Term Rental

Yearly income
$122,653
50 comps
Rental income
$18,027/mo
$173,062
Agency fee (10%)
Finder's fee per tenant
-$17,306
Vacancy (~8%)
1.5mo gap per tenancy
-$13,312
Income tax (10%)
Indonesian rental income tax
-$17,306
Property tax
Annual property tax
-$2,485
Net income
8.6% ROI
$122,653

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$1,419,753
BPHTB (freehold transfer tax)$70,988
Notary & registration$1,800
Legal / due diligence$14,198
Total acquisition costs$86,986
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,250
($0–$22,500)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$1,575,289

Gross yield (asking)

9.0%

True gross yield (all-in)

8.1%

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

Freehold — 4%/yr appreciation in Bali.

$10.1M$7.5M$5.0M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$462K
Total Position
$2.2M
+54%
9.1%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$998K
Total Position
$3.1M
+118%
8.1%/yr
Year 20
Capital Value
$3.1M
+119%
Rental Income
+$2.3M
Total Position
$5.5M
+284%
7.0%/yr
Year 30
Capital Value
$4.6M
+224%
Rental Income
+$4.1M
Total Position
$8.7M
+516%
6.2%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$757 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $757 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1100 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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.
3.9%
$4,630/mo
40% occ.
5.3%
$6,243/mo
46% occ.
6.1%
$7,255/mo
current
56% occ.
7.5%
$8,868/mo

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.