CHARMING FREEHOLD RIVERSIDE ESTATE IN PERERENAN

CHARMING FREEHOLD RIVERSIDE ESTATE IN PERERENAN

Bali, Bali

$1.5M

Price

2.1%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 1470 m²
Build: 450 m²
Est. Revenue: $96k/yr
Avg Nightly Rate: $479

Investment Analysis

Set in the heart of Pererenan, this beautifully finished villa offers a rare blend of tranquility and convenience. Surrounded by lush greenery and just moments away from popular cafés, restaurants, gyms, and wellness spots, the location captures the essence of Bali living—peaceful, yet connected. Positioned on a serene riverside, the setting feels private and calming, with the gentle presence of nature all around. Built on a generous 14.7 Are of land with a substantial 450 sqm building size, the villa is thoughtfully designed as a collection of five separate buildings, blending modern comfort with traditional Balinese architecture. Each structure is carefully positioned across the expansive garden, creating a sense of space, privacy, and a true resort-style living experience. The beautifully landscaped grounds, framed by tropical greenery and mature trees, lead seamlessly to a generous private swimming pool—perfect for relaxing or entertaining. The villa features four spacious bedrooms, each located in its own private building and completed with an ensuite bathroom, offering maximum privacy for family and guests. One of the bedrooms is complemented by a private balcony overlooking the garden and pool, ideal for quiet mornings or sunset moments. The open living pavilion becomes the heart of the home, with a fully equipped kitchen and a spacious lounge area that flows effortlessly into the outdoors. Fully finished and ready to move in, this villa is perfectly suited for both lifestyle living and investment. With additional features including parking for both car and motorbikes, a dedicated staff area, and ample storage, every detail has been considered for comfortable living. A unique opportunity to own a spacious riverside estate in one of Bali’s most sought-after locations. Contact PROPERTIA to arrange your private showing!

Propertia
Bali / Pererenan

CHARMING FREEHOLD RIVERSIDE ESTATE IN PERERENAN

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
450 m²
Land Plot
1470 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.4% net return annually.

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The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+4.3%
+$318K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$5,405/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$479/night
50% ($240)Brixfox estimate($479/night)200% ($959)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$64,856
Airbnb data$479/night · 55% occupancy
Rental income
$479/night · 55% occ.
$96,317
Running costs (20%)
Utilities, cleaning, maintenance
-$19,263
Income tax (10%)
Indonesian rental income tax
-$9,632
Property tax
Annual property tax
-$2,566
Net income
4.4% ROI
$64,856

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$1,466,049
BPHTB (freehold transfer tax)$73,302
Notary & registration$1,800
Legal / due diligence$14,660
Total acquisition costs$89,762
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,250
($0–$22,500)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,617,161

Gross yield (asking)

6.6%

True gross yield (all-in)

6.0%

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.

$9.0M$6.8M$4.5M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$344K
Total Position
$2.1M
+45%
7.7%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$744K
Total Position
$2.9M
+99%
7.1%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$1.7M
Total Position
$5.0M
+238%
6.3%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$3.1M
Total Position
$7.8M
+435%
5.7%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$479 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1470 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $479 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1470 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
2.8%
$3,363/mo
45% occ.
3.6%
$4,384/mo
55% occ.
4.4%
$5,405/mo
current
65% occ.
5.3%
$6,425/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.