LUXURIOUS MODERN VILLA WALKING DISTANCE TO PERERENAN BEACH

LUXURIOUS MODERN VILLA WALKING DISTANCE TO PERERENAN BEACH

Bali, Bali

$881k

Price

7.8%

ROI

5

Bedrooms

45%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1930 m²
Build: 625 m²
Est. Revenue: $136k/yr
Avg Nightly Rate: $829

Investment Analysis

This modern 5 bedroom mansion is the epitome of luxury living, located just a stone’s throw away from the stunning Pererenan Beach . With its sleek design and upscale amenities, this property is perfect for those who seek a luxurious and tranquil lifestyle.

Propertia
Bali / Pererenan
Commercial Zone

LUXURIOUS MODERN VILLA WALKING DISTANCE TO PERERENAN BEACH

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
625 m²
Land Plot
1930 m²
Tenure
Lease 19yr
Yield Curve Status

Grade B investment — long-term rental yields 17.6% 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
+4.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$289K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$7,831/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
9.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$829/night
50% ($415)Brixfox estimate($829/night)200% ($1659)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$93,974
Airbnb data$829/night · 45% occupancy
Rental income
$829/night · 45% occ.
$136,450
Running costs (20%)
Utilities, cleaning, maintenance
-$27,290
Income tax (10%)
Indonesian rental income tax
-$13,645
Property tax
Annual property tax
-$1,541
Net income
10.7% ROI
$93,974

Long-Term Rental

Yearly income
$154,950
50 comps
Rental income
$22,544/mo
$216,423
Agency fee (10%)
Finder's fee per tenant
-$21,642
Vacancy (~8%)
1.5mo gap per tenancy
-$16,648
Income tax (10%)
Indonesian rental income tax
-$21,642
Property tax
Annual property tax
-$1,541
Net income
17.6% ROI
$154,950

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 19 years remaining.

$2.7M$2.0M$1.4M$679K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $881KPeak 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 9: 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
$592K
-33%
14 years remaining
Rental Income
+$499K
Total Position
$1.1M
+24%
4.4%/yr
Year 10
Capital Value
$292K
-67%
9 years remaining
Rental Income
+$1.1M
Total Position
$1.4M
+55%
4.5%/yr
Year 15
Capital Value
$80K
-91%
4 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+108%
5.0%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

Location

Bali

Pererenan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$829 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1930 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
19 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most Bali villas
Premium nightly rate of $829 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
7.0%
$5,169/mo
40% occ.
9.4%
$6,934/mo
45% occ.
10.7%
$7,831/mo
current
55% occ.
13.1%
$9,597/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 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.