Stunning Turn-key Villa with Jungle and River Views in Tumbak Bayuh

Stunning Turn-key Villa with Jungle and River Views in Tumbak Bayuh

Pererenan, Bali

$951k

Price

4.3%

ROI

4

Bedrooms

37%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 500 m²
Build: 500 m²
Est. Revenue: $61k/yr
Avg Nightly Rate: $454

Investment Analysis

Located in Tumbak Bayuh, just 5 minutes from cafés, beach access, and lifestyle hotspots, this turn-key, fully finished 4+1 bedroom villa offers a rare balance of privacy and convenience. Surrounded by lush jungle and river views, the setting feels secluded and peaceful while remaining highly connected to one of Bali’s most desirable residential and investment…

4-bedroom freehold villa in Pererenan — photo 1 of 5
Propertia
4-bedroom freehold villa in Pererenan — photo 2 of 5
4-bedroom freehold villa in Pererenan — photo 3 of 5
4-bedroom freehold villa in Pererenan — photo 4 of 5
4-bedroom freehold villa in Pererenan — photo 5 of 5

Stunning Turn-key Villa with Jungle and River Views in Tumbak Bayuh

Pererenan · Pererenan · Ref BF-979 Source verified · Propertia · listed 4 May 2026
Asking price · Freehold
$951,405
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
500 m²
Land
500 m²
True net yield
1.9%
≈ $3,448/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 72 · B+
Modelled from Airbnb listings we track across Pererenan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Pererenan

Pererenan, Pin from agency listing

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$454/night
50% ($227)Brixfox estimate($454/night)200% ($907)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$41,371
Airbnb data$454/night · 37% occupancy
Rental income
$454/night · 37% occ.
$61,480
Running costs (20%)
Utilities, cleaning, maintenance
-$12,296
Income tax (10%)
Indonesian rental income tax
-$6,148
Property tax
Annual property tax
-$1,665
Net income
4.3% ROI
$41,371

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$951,405
BPHTB (freehold transfer tax)$47,570
Notary & registration$1,800
Legal / due diligence$9,514
Total acquisition costs$58,884
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$12,500
($0–$25,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,072,889

Gross yield (asking)

6.5%

True gross yield (all-in)

5.7%

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 — 6%/yr appreciation in Pererenan.

$8.5M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $951K
Capital appreciation
Property value growing at +6%/yr based on Pererenan 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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+34%
Rental Income
+$220K
Total Position
$1.5M
+57%
9.4%/yr
Year 10
Capital Value
$1.7M
+79%
Rental Income
+$474K
Total Position
$2.2M
+129%
8.6%/yr
Year 20
Capital Value
$3.1M
+221%
Rental Income
+$1.1M
Total Position
$4.2M
+338%
7.7%/yr
Year 30
Capital Value
$5.5M
+474%
Rental Income
+$2.0M
Total Position
$7.4M
+681%
7.1%/yr

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$454 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $454 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% 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

30% occ.
3.5%
$2,758/mo
40% occ.
4.7%
$3,724/mo
37% occ.
4.3%
$3,448/mo
current
47% occ.
5.6%
$4,413/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.