READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2342

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2342

Bali, Bali

$247k

Price

8.5%

ROI

2

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 165 m²
Build: 112 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $173

Investment Analysis

Located in Pererenan, just minutes from Bali’s renowned Echo Beach and Batu Bolong Beach, this villa offers prime access to the island’s best coastal lifestyle. It’s also conveniently close to Jungle Padel and popular hangouts like La Brisa, Woods, and BAKED Pererenan—perfect for enjoying everything from gourmet dining to relaxed beachfront vibes.

Bali Exception
Bali / Pererenan

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2342

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
112 m²
Land Plot
165 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$4K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$1,759/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Location

Bali

Pererenan, Approximate area

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Income Breakdown

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Nightly Rate (ADR)
$173/night
50% ($87)Brixfox estimate($173/night)200% ($346)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$21,105
Airbnb data$173/night · 49% occupancy
Rental income
$173/night · 49% occ.
$30,767
Running costs (20%)
Utilities, cleaning, maintenance
-$6,153
Income tax (10%)
Indonesian rental income tax
-$3,077
Property tax
Annual property tax
-$432
Net income
8.5% ROI
$21,105

Long-Term Rental

Yearly income
$15,690
50 comps
Rental income
$2,323/mo
$22,297
Agency fee (10%)
Finder's fee per tenant
-$2,230
Vacancy (~8%)
1.5mo gap per tenancy
-$1,715
Income tax (10%)
Indonesian rental income tax
-$2,230
Property tax
Annual property tax
-$432
Net income
6.4% ROI
$15,690

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$936K$702K$468K$234K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $247KPeak Capital Value: Yr 1 ($249K)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 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
$243K
-2%
21 years remaining
Rental Income
+$112K
Total Position
$355K
+44%
7.5%/yr
Year 10
Capital Value
$184K
-26%
16 years remaining
Rental Income
+$242K
Total Position
$426K
+72%
5.6%/yr
Year 15
Capital Value
$105K
-58%
11 years remaining
Rental Income
+$393K
Total Position
$497K
+101%
4.8%/yr
Year 20
Capital Value
$39K
-84%
6 years remaining
Rental Income
+$567K
Total Position
$606K
+145%
4.6%/yr

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$173 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
165 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 8.5% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
5.2%
$1,070/mo
40% occ.
7.0%
$1,439/mo
49% occ.
8.5%
$1,759/mo
current
59% occ.
10.3%
$2,127/mo

Lease Timeline

26 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.