MODERN FINISHED 4-BEDROOM VILLA NEAR BERAWA BEACH

MODERN FINISHED 4-BEDROOM VILLA NEAR BERAWA BEACH

Berawa, Bali

$800k

Price

10.8%

ROI

4

Bedrooms

53%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 304 m²
Build: 304 m²
Est. Revenue: $140k/yr
Avg Nightly Rate: $732

Investment Analysis

This modern 4-bedroom freehold villa is located in the prime area of Berawa, just 5 minutes’ drive to Berawa Beach. Perfectly positioned, it also offers close proximity to popular restaurants, international schools, and renowned beach clubs, making it an ideal choice for both living and investment. Built on 3 Are of land with a building […]

Propertia
Berawa / Berawa

MODERN FINISHED 4-BEDROOM VILLA NEAR BERAWA BEACH

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
304 m²
Land Plot
304 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 12.1% net return annually.

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The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+20.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$322K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.1%
$8,075/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.3 yr
Rental only

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)
$732/night
50% ($366)Brixfox estimate($732/night)200% ($1464)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$96,903
Airbnb data$732/night · 53% occupancy
Rental income
$732/night · 53% occ.
$140,432
Running costs (20%)
Utilities, cleaning, maintenance
-$28,086
Income tax (10%)
Indonesian rental income tax
-$14,043
Property tax
Annual property tax
-$1,399
Net income
12.1% ROI
$96,903

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$799,500
BPHTB (freehold transfer tax)$39,975
Notary & registration$1,800
Legal / due diligence$7,995
Total acquisition costs$49,770
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,600
($0–$15,200)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$906,970

Gross yield (asking)

17.6%

True gross yield (all-in)

15.5%

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 — 7%/yr appreciation in Berawa.

$12.3M$9.2M$6.2M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
Capital appreciation
Property value growing at +7%/yr based on Berawa 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 8: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+40%
Rental Income
+$514K
Total Position
$1.6M
+105%
15.4%/yr
Year 10
Capital Value
$1.6M
+97%
Rental Income
+$1.1M
Total Position
$2.7M
+236%
12.9%/yr
Year 20
Capital Value
$3.1M
+287%
Rental Income
+$2.6M
Total Position
$5.7M
+613%
10.3%/yr
Year 30
Capital Value
$6.1M
+661%
Rental Income
+$4.6M
Total Position
$10.7M
+1238%
9.0%/yr

Location

Berawa

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$732 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
304 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.1% — outperforms most villas in this market
Premium nightly rate of $732 — 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 53% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
7.4%
$4,957/mo
43% occ.
9.8%
$6,516/mo
53% occ.
12.1%
$8,075/mo
current
63% occ.
14.5%
$9,634/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.