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Modern 3-Bedroom Villas for Sale – Pererenan, Bali

Modern 3-Bedroom Villas for Sale – Pererenan, Bali

Pererenan, Bali

$261k

Price

11.1%

ROI

3

Bedrooms

40%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 141 m²
Build: 157 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $286

Investment Analysis

Introduction This 3 bedroom modern tropical villa is located in Tumbak Bayuh, set on 126 sqm of land with 157 sqm of building size. Designed across two levels with private pool and outdoor jacuzzi, the property offers rice field views and strong investment potential. Ideal for private residence or high yield rental in a rapidly

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

Modern 3-Bedroom Villas for Sale – Pererenan, Bali

Pererenan · Pererenan · Ref BF-7190 Source verified · VillasofBali · listed 29 May 2026
Asking price · Leasehold
$261,375
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
157 m²
Land
141 m²
True net yield
5.5%
≈ $2,411/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 31.33 yrs
Lease-adjusted return
2.3% / yr
over 31.33-yr lease, capital not recovered
Brixfox Score 81 · B+
31.33 yrs left on lease
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

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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.

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Nightly Rate (ADR)
$286/night
50% ($143)Brixfox estimate($286/night)200% ($571)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$28,930
Likely range $17,358 – $40,502
Airbnb data$286/night · 40% occupancy
Rental income
$286/night · 40% occ.
$41,982
Running costs (20%)
Utilities, cleaning, maintenance
-$8,396
Income tax (10%)
Indonesian rental income tax
-$4,198
Property tax
Annual property tax
-$457
Net income
11.1% ROI
$28,930

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$261,375
Lease transfer & notarial admin (~1%)$2,614
Notary & registration$1,800
Legal / due diligence$2,614
Total acquisition costs$7,028
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,925
($0–$7,850)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$315,228

Gross yield (asking)

16.1%

True gross yield (all-in)

13.3%

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

Leasehold with 31.33 years remaining.

$1.7M$1.2M$833K$417K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $261KPeak Capital Value: Yr 6 ($283K)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 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
$281K
+7%
26.3 years remaining
Rental Income
+$154K
Total Position
$434K
+66%
10.7%/yr
Year 10
Capital Value
$277K
+6%
21.3 years remaining
Rental Income
+$332K
Total Position
$609K
+133%
8.8%/yr
Year 15
Capital Value
$216K
-17%
16.3 years remaining
Rental Income
+$538K
Total Position
$754K
+188%
7.3%/yr
Year 20
Capital Value
$126K
-52%
11.3 years remaining
Rental Income
+$777K
Total Position
$903K
+246%
6.4%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.1% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$286 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
141 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31.33 years remaining on lease

Top Highlights

High rental yield at 11.1% — outperforms most villas in this market
Premium nightly rate of $286 — 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 40% — 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.
8.2%
$1,786/mo
40% occ.
11.0%
$2,393/mo
current
40% occ.
11.1%
$2,411/mo
current
50% occ.
13.9%
$3,019/mo

Lease Timeline

31.33 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.