Tropical 1 Bedroom Off-Plan Villa for Sale in Berawa Canggu

Tropical 1 Bedroom Off-Plan Villa for Sale in Berawa Canggu

Berawa, Bali

$152k

Price

1

Bedrooms

68%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 52 m²
Build: 59 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $84

Cost to reproduce & long-term let

Asking price 75% above cost to reproduce — reproducing it would cost about $87k

How it compares in Berawa

  • Expected occupancy of 68% compares with a 66% median across 146 tracked Berawa villas.
  • Its expected nightly rate of $84 sits below the Berawa median of $129.
  • Brixfox ranks its projected net yield in the top 10% of the 145 live Berawa listings it tracks.
How Brixfox computes these figures

Investment Analysis

Located in the sought after area of Berawa, Canggu, this off plan villa development offers four exclusive units in a central yet peaceful setting, just…

Price
$152,000
ReportInquire
1-bedroom leasehold villa in Berawa — photo 1 of 5
Balitecture
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1-bedroom leasehold villa in Berawa — photo 2 of 5
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Tropical 1 Bedroom Off-Plan Villa for Sale in Berawa Canggu

Berawa · Ref BF-1061388Source · Balitecture · listed 3 Sept 2026
Asking price · Leasehold
$152,000
Listed 71 days ago
Net yield
5.8%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 30 yrs, with no resale value
Inquire about this property
  • 75% above cost to reproduce · 1% below the Berawa median for 1-bedroom villas
  • 30-year lease · 2.5% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This Berawa villa nets a 5.8% yield on the $157,941 all-in cost, based on 97 nearby Airbnb comparables with high confidence, in a mixed overall case.

Why
Strengths
  • •Net yield of 5.8% on all-in cost, backed by a deep set of 97 comparables with high confidence
  • •Gross yield of 13.2% on all-in cost, with projected annual revenue of $20,789
  • •Asking price has shown no recorded move, and the villa has been on the market only 2 months
Risks
  • •Leasehold with 30 years remaining; the villa reverts to the landowner at lease end, with no resale value then
  • •Off-plan: the villa is not yet built, so delivery and build quality are unproven
  • •Asking price sits 75% above the cost to reproduce the villa (land and construction); zoning not checked

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 12 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
59 m²
Land
52 m²
Brixfox Score 68 · B· top 70% Leasehold · 30 yrs leftFinancial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 30 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
5.8%
$9,089 net operating income /yr
Gross yield · all-in basis
13.2%
−7.4 pts in operating costs & local taxes
After lease amortisation:2.5%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 17.4 of 30 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Berawa — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$84
Expected booked rate (market-calibrated)
Expected occupancy
68%
Full-year estimate, market-calibrated
Projected annual revenue
$20,789
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.9% of price, auto-calculated
$2,901
PPAT notary (lease deed)$1,520
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$157,941
+3.9% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$20,789
Rental management
−$4,158
Booking channel fees
−$1,039
Utilities
−$1,039
Cleaning & laundry
−$1,039
Maintenance & repairs
−$1,039
Insurance
−$624
Guest supplies & consumables
−$416
Property tax (PBB)
−$266
PPh 4(2) final tax on rent
−$2,079
Net operating income
$9,089/yr
Net yield on all-in investment
5.8%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 30 yrs remaining−$5,265/yr
Net yield after lease amortisation2.5%
Payback vs remaining term17.4 yrs of 30 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 75% above cost to reproducecost ≈ $87kLow confidence
Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Berawa

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

68B
LocationAverage
Emerging or secondary location
Rental YieldStrong
5.8% net yield on all-in cost
OccupancyGood
68% average occupancy
Nightly RateAverage
$84 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
52 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
30 years remaining on lease
Strong net yield at 5.8% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (9/10) — commands premium nightly rates
30+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
ADR of $84 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy48%$6,3344.0%
-10 pts occupancy58%$7,7124.9%
Expected68%$9,0905.8%
+10 pts occupancy78%$10,4686.6%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway30 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback17.4 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This Berawa villa nets a 5.8% yield on the $157,941 all-in cost, based on 97 nearby Airbnb comparables with high confidence, in a mixed overall case.

Strengths
  • •Net yield of 5.8% on all-in cost, backed by a deep set of 97 comparables with high confidence
  • •Gross yield of 13.2% on all-in cost, with projected annual revenue of $20,789
  • •Asking price has shown no recorded move, and the villa has been on the market only 2 months
Risks
  • •Leasehold with 30 years remaining; the villa reverts to the landowner at lease end, with no resale value then
  • •Off-plan: the villa is not yet built, so delivery and build quality are unproven
  • •Asking price sits 75% above the cost to reproduce the villa (land and construction); zoning not checked

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Source · Balitecture

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.