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Villas · Pererenan

River Villa in Pererenan — 465 m² with pool and 5 bedrooms

Verified yield

5 BR465 m² housePererenan, Mengwi, Badung Regency, Bali

Part of the River Villa complex →

Rp 33.12 B

Rp 71.2 M / m²

Price updated 24 October 2026

Developer contacts

Specs

Bedrooms

5 BR

House

465 m²

Completion

Completed

Leasehold

30 years

District

Pererenan

To airport

12 km

Interior style

Modern minimalism

Description

River Villa is a modern villa in a prestigious complex in the Pererenan area of Bali. Its spacious 465 m² layout and five bedrooms provide comfortable accommodation for a family or group of guests. The villa is designed in line with current architectural trends, highlighting the property's status and meeting the expectations of discerning buyers. Pererenan is valued for its developed infrastructure, proximity to beaches, and peaceful atmosphere, making this area attractive for both permanent living and long-term rentals. River Villa is suitable for personal use as well as investment purposes: strong rental demand in this segment ensures stable income. The property is priced at USD 1,850,000, with a 30-year ownership term. This ownership format allows investors to plan efficiently and benefit from the growth of Bali’s real estate market. River Villa is a choice for those who value privacy, quality, and capital growth potential.

Pro access is under review

We will open yields and demand as soon as we check. Usually within a day. You will get a message in Telegram or by email.

For rental income - a weak option. Check the documents first.

SafetyOpen questions
ComfortConvenient
DemandIn demand
IncomeLow

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary

Is it safe?

No data on the building permit - ask the developer for the PBG.

Building permit: no dataWe do not know whether the project has a permit. Ask for a copy of the PBG before paying and check its number on simbg.pu.go.id.
Construction: house ready
Land lease: 30 years
Developer BREIG: 14 of 18 projects completed
Elevation and ocean: Plot 8 m above sea level, 290 m to the oceanA small margin above the highest water expected by 2050.
Nature: floods - medium risk, earthquakes - medium risk; no risk: landslides, tsunami, volcano
Access: road 4 m
Slope: flat, 4%
River or stream: 80 mAsk whether the plot floods in the rainy season.

Hazards - InaRISK, roads - OpenStreetMap, slope and sea level - Copernicus

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary

Is it a good place to live?

Comfortable to live in

About the district · Pererenan

Canggu's quieter neighbour: the same surf and beach clubs, and a lot of new development.

Pererenan is the next-trending district after Canggu, 15 minutes from Berawa. Less noise, less traffic, same surf and beach clubs.

Cost-to-yield investors5+ year horizonSurf + calm

All villas in Pererenan

Esri, Maxar satellite · angled view

Sun and weather

244bright sunny days a year (365)

Jan928°22

Feb828°20

Mar1628°15

Apr2128°9

May2728°4

Jun2528°5

Jul2827°3

Aug3027°1

Sep2728°3

Oct2330°8

Nov1629°14

Dec1429°17

sunny daysrainy days° - daytime temperature

Air:good

Wind at the house

PropertyEsri, Maxar

April — October: the wind mostly blows from the east and south-east

80% of the time · average 4 m/s, light breeze

What it means: windows and terraces facing south-east get the breeze; the opposite side of the house is sheltered. The wind is light: you will still need air conditioning.

Copernicus ERA5-Land hourly data, 7 years. Imagery Esri.

Getting there

Airport: 54–61 min
Canggu: 24 min
Ubud: 64–70 min
Uluwatu: 90–108 min
Sanur: 60–67 min

Essentials nearby - straight-line, from Google Maps and OpenStreetMap

SchoolsClinics and pharmaciesShopsCafés and restaurantsBeach

International school: 1.9 km · Колледж Чангу
Clinic: 500 m · THE MEDICAL PERERENAN CLINIC & INFUSION BALI · pharmacy 450 m
Grocery store: 650 m · Circle K
Cafés: 18 within 500 m
Quiet: quiet

Pererenan Beach - 400 m

4.5· 920 Google reviews

Black volcanic sand, strong currents

Swimming: not recommended
With kids: no
Surf: intermediate
By the beach: 4 cafés, 9 restaurants, 20 bars, 2 beach clubs within 500 m
Also: horse riding
Promenade: no

Where foreign tourists go

Will there be demand?

This complex already rents well on Booking. Booked about 73% of nights.

Similar places within 3 km: typically Rp 8.8 M per night, usually from Rp 5.9 M to Rp 11.6 M.

On Airbnb nearby: 12 similar places: typically Rp 8.5 M per night.

From one booked nightRp 4.2 Mdoes not pay back the investment within the leasehold

In hand per monthRp 93.8 Mat 73% occupancy

At a loss belowRp 15.2 M a nightabove what rentals nearby charge now

How it is calculated: one night

One booked night

Guest paysThis complex’s current rate on BookingRp 12.7 M

Discounts and promosOn average guests pay 10% below the listed rate−Rp 1.3 M

Booking / Airbnb commission16%−Rp 1.8 M

Management company17%−Rp 1.9 M

Rental taxesHotel tax and income tax−Rp 1.6 M

Utilities, cleaning, repairs−Rp 1.8 M

You keepRp 4.2 M

Approximate, at 73% occupancy. The investment of Rp 35.44 B (price, closing costs and furniture) is spread over 25.3 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.