4 BEDROOM LUXURY FAMILY HOME IN HEART OF BERAWA

4 BEDROOM LUXURY FAMILY HOME IN HEART OF BERAWA

Bali, Bali

$674k

Price

7.4%

ROI

4

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 250 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $489

Investment Analysis

Located in the heart of Berawa, this beautifully designed villa just minutes from the beach, cafés, restaurants, and boutique shops. Set within one of Bali’s most desirable neighbourhoods, the villa enjoys a calm residential feel while remaining closely connected to Berawa’s vibrant lifestyle.

Propertia
Bali / Berawa

4 BEDROOM LUXURY FAMILY HOME IN HEART OF BERAWA

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
300 m²
Tenure
Lease 19yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.8% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+2.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$221K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$4,952/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$489/night
50% ($245)Brixfox estimate($489/night)200% ($979)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$59,426
Airbnb data$489/night · 48% occupancy
Rental income
$489/night · 48% occ.
$86,581
Running costs (20%)
Utilities, cleaning, maintenance
-$17,316
Income tax (10%)
Indonesian rental income tax
-$8,658
Property tax
Annual property tax
-$1,180
Net income
8.8% ROI
$59,426

Long-Term Rental

Yearly income
$37,785
50 comps
Rental income
$5,613/mo
$53,888
Agency fee (10%)
Finder's fee per tenant
-$5,389
Vacancy (~8%)
1.5mo gap per tenancy
-$4,145
Income tax (10%)
Indonesian rental income tax
-$5,389
Property tax
Annual property tax
-$1,180
Net income
5.6% ROI
$37,785

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 19 years remaining.

$1.7M$1.3M$858K$429K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $674KPeak Capital Value: NowPaid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 10: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$453K
-33%
14 years remaining
Rental Income
+$316K
Total Position
$769K
+14%
2.7%/yr
Year 10
Capital Value
$223K
-67%
9 years remaining
Rental Income
+$681K
Total Position
$905K
+34%
3.0%/yr
Year 15
Capital Value
$61K
-91%
4 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+73%
3.7%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

Location

Bali

Berawa, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$489 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

High rental yield at 8.8% — outperforms most Bali villas
Premium nightly rate of $489 — 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 48% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.4%
$3,028/mo
40% occ.
7.2%
$4,070/mo
48% occ.
8.8%
$4,952/mo
current
58% occ.
10.7%
$5,994/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.