Stylish 2 Bedroom Villa Near Pererenan Beach

Stylish 2 Bedroom Villa Near Pererenan Beach

Bali, Bali

$341k

Price

7.0%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 140 m²
Build: 112 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $225

Investment Analysis

Set in the heart of Pererenan, just a short distance from the famous Pererenan Beach, this stylish 2-bedroom villa is surrounded by some of the area’s best cafés, restaurants, gyms, and lifestyle hotspots.

Propertia
Bali / Pererenan

Stylish 2 Bedroom Villa Near Pererenan Beach

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
112 m²
Land Plot
140 m²
Tenure
Lease 23yr
Yield Curve Status

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

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$45K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$2,415/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$225/night
50% ($113)Brixfox estimate($225/night)200% ($450)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$28,974
Airbnb data$225/night · 51% occupancy
Rental income
$225/night · 51% occ.
$42,245
Running costs (20%)
Utilities, cleaning, maintenance
-$8,449
Income tax (10%)
Indonesian rental income tax
-$4,224
Property tax
Annual property tax
-$597
Net income
8.5% ROI
$28,974

Long-Term Rental

Yearly income
$20,585
50 comps
Rental income
$3,051/mo
$29,294
Agency fee (10%)
Finder's fee per tenant
-$2,929
Vacancy (~8%)
1.5mo gap per tenancy
-$2,253
Income tax (10%)
Indonesian rental income tax
-$2,929
Property tax
Annual property tax
-$597
Net income
6.0% ROI
$20,585

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.1M$811K$541K$270K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $341KPeak 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 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
$297K
-13%
18 years remaining
Rental Income
+$154K
Total Position
$451K
+32%
5.7%/yr
Year 10
Capital Value
$191K
-44%
13 years remaining
Rental Income
+$332K
Total Position
$523K
+53%
4.4%/yr
Year 15
Capital Value
$89K
-74%
8 years remaining
Rental Income
+$539K
Total Position
$628K
+84%
4.1%/yr
Year 20
Capital Value
$22K
-94%
3 years remaining
Rental Income
+$779K
Total Position
$801K
+135%
4.4%/yr

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
8.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$225 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 8.5% — outperforms most Bali villas
Premium nightly rate of $225 — 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 51% — 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

31% occ.
5.1%
$1,456/mo
41% occ.
6.8%
$1,935/mo
51% occ.
8.5%
$2,415/mo
current
61% occ.
10.2%
$2,894/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.