CHARMING COLONIAL STYLE VILLA WITH RICE FIELD VIEW IN BERAWA

CHARMING COLONIAL STYLE VILLA WITH RICE FIELD VIEW IN BERAWA

Bali, Bali

$864k

Price

3.5%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 250 m²
Build: 250 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $284

Investment Analysis

This lovely villa is located in a peaceful neighborhood of Berawa, just 1 km away from the beach. Walking distance to some attractive places like Milk & Madu, Finns Recreation, International schools, and Tamora Gallery. Build on 250 sqm riverside land in Contemporary colonial style, this villa offers a charming atmosphere with breathtaking rice field view.

Propertia
Bali / Berawa
Commercial Zone

CHARMING COLONIAL STYLE VILLA WITH RICE FIELD VIEW IN BERAWA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
250 m²
Land Plot
250 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.7% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$187K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$2,636/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
27.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$284/night
50% ($142)Brixfox estimate($284/night)200% ($568)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$31,626
Airbnb data$284/night · 46% occupancy
Rental income
$284/night · 46% occ.
$47,341
Running costs (20%)
Utilities, cleaning, maintenance
-$9,468
Income tax (10%)
Indonesian rental income tax
-$4,734
Property tax
Annual property tax
-$1,512
Net income
3.7% ROI
$31,626

Long-Term Rental

Yearly income
$27,554
50 comps
Rental income
$4,187/mo
$40,198
Agency fee (10%)
Finder's fee per tenant
-$4,020
Vacancy (~8%)
1.5mo gap per tenancy
-$3,092
Income tax (10%)
Indonesian rental income tax
-$4,020
Property tax
Annual property tax
-$1,512
Net income
3.2% ROI
$27,554

Short-term rental earns 1.1x more but requires active management.

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$864,198
BPHTB (freehold transfer tax)$43,210
Notary & registration$1,800
Legal / due diligence$8,642
Total acquisition costs$53,652
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,250
($0–$12,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$967,000

Gross yield (asking)

5.5%

True gross yield (all-in)

4.9%

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 — 4%/yr appreciation in Bali.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $864K
Capital appreciation
Property value growing at +4%/yr based on Bali 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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$168K
Total Position
$1.2M
+41%
7.1%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$363K
Total Position
$1.6M
+90%
6.6%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$850K
Total Position
$2.7M
+217%
5.9%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$1.5M
Total Position
$4.3M
+398%
5.5%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$284 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $284 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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.
2.3%
$1,687/mo
40% occ.
3.2%
$2,292/mo
46% occ.
3.7%
$2,636/mo
current
56% occ.
4.5%
$3,240/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.