MODERN COLONIAL STYLE VILLA IN HEART OF BERAWA

MODERN COLONIAL STYLE VILLA IN HEART OF BERAWA

Bali, Bali

$741k

Price

4.0%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 250 m²
Build: 250 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $276

Investment Analysis

This beautiful villa is located at a peaceful villa complex in the heart of Berawa, it just takes 5 minutes to drive to some attractive places like Finns Beach Club, Finns Recreation, and Canggu Comunity School. The villa is built on 250 sqm land in a modern colonial style with tasteful touch for the interior that brings such a charming atmosphere. It features 3 bedrooms en-suite with a classy bedroom, a cozy enclosed living room, dining, fully equipped kitchen, balcony, parking area, and swimming pool. This villa is suited for a family or everyone who looking for a place to live that offers a homey feeling. It would be a great opportunity to do an excellent investment for this property that has a lot of potentials and it is rare to find freehold property available on the market.

Propertia
Bali / Berawa
Commercial Zone

MODERN COLONIAL STYLE VILLA IN HEART OF 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 4.2% 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%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$160K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$2,573/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
24.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$276/night
50% ($138)Brixfox estimate($276/night)200% ($551)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$30,877
Airbnb data$276/night · 46% occupancy
Rental income
$276/night · 46% occ.
$45,961
Running costs (20%)
Utilities, cleaning, maintenance
-$9,192
Income tax (10%)
Indonesian rental income tax
-$4,596
Property tax
Annual property tax
-$1,296
Net income
4.2% ROI
$30,877

Long-Term Rental

Yearly income
$27,770
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
-$1,296
Net income
3.7% ROI
$27,770

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$740,741
BPHTB (freehold transfer tax)$37,037
Notary & registration$1,800
Legal / due diligence$7,407
Total acquisition costs$46,244
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$836,135

Gross yield (asking)

6.2%

True gross yield (all-in)

5.5%

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 — 4%/yr appreciation in Bali.

$4.5M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $741K
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 19: 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
$901K
+22%
Rental Income
+$164K
Total Position
$1.1M
+44%
7.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$354K
Total Position
$1.5M
+96%
7.0%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$830K
Total Position
$2.5M
+231%
6.2%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.5M
Total Position
$3.9M
+423%
5.7%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$276 per night
Visual Appeal
Good
7/10 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 $276 — positioned in the top tier
Commercial Zone verified — fully licensed for short-term rentals
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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.
2.7%
$1,652/mo
40% occ.
3.6%
$2,239/mo
46% occ.
4.2%
$2,573/mo
current
56% occ.
5.1%
$3,160/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.