CLOSE TO THE BEACH 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2103

CLOSE TO THE BEACH 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2103

Bali, Bali

$440k

Price

10.3%

ROI

4

Bedrooms

52%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 249 m²
Est. Revenue: $93k/yr
Avg Nightly Rate: $487

Investment Analysis

Nestled in the heart of Berawa, just 3 minutes from Berawa Beach, surrounded by top cafés, restaurants, and gyms, this prime location ensures both convenience and exclusivity.This two-level villa offers four bedrooms with ensuite bathrooms and is designed for ultimate comfort. The open living area allows for a seamless connection between indoor and outdoor spaces, while the fully furnished interior and fully equipped kitchen provide everything you need for a relaxed and effortless lifestyle. Step outside to your private pool, complete with sunbeds and a lounge area. The rooftop terrace adds an extra touch of sophistication, perfect for sunset gatherings or stargazing nights. A prime investment opportunity in one of Bali’s most desirable locations—don’t miss your chance to own this villa!

Bali Exception
Bali / Canggu - Berawa

CLOSE TO THE BEACH 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2103

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
249 m²
Land Plot
250 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+14.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$8K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.6%
$5,337/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$487/night
50% ($244)Brixfox estimate($487/night)200% ($974)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$64,040
Airbnb data$487/night · 52% occupancy
Rental income
$487/night · 52% occ.
$92,586
Running costs (20%)
Utilities, cleaning, maintenance
-$18,517
Income tax (10%)
Indonesian rental income tax
-$9,259
Property tax
Annual property tax
-$770
Net income
14.6% ROI
$64,040

Long-Term Rental

Yearly income
$36,870
50 comps
Rental income
$5,422/mo
$52,055
Agency fee (10%)
Finder's fee per tenant
-$5,205
Vacancy (~8%)
1.5mo gap per tenancy
-$4,004
Income tax (10%)
Indonesian rental income tax
-$5,205
Property tax
Annual property tax
-$770
Net income
8.4% ROI
$36,870

Short-term rental earns 1.7x 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$440,000
BPHTB (freehold transfer tax)$22,000
Notary & registration$1,800
Legal / due diligence$4,400
Total acquisition costs$28,200
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,225
($0–$12,450)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$524,525

Gross yield (asking)

21.0%

True gross yield (all-in)

17.7%

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

Leasehold with 26 years remaining.

$2.8M$2.1M$1.4M$710K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $440KPeak Capital Value: Yr 1 ($443K)Paid 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 7: 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
$432K
-2%
21 years remaining
Rental Income
+$340K
Total Position
$772K
+76%
11.9%/yr
Year 10
Capital Value
$328K
-26%
16 years remaining
Rental Income
+$734K
Total Position
$1.1M
+141%
9.2%/yr
Year 15
Capital Value
$186K
-58%
11 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+213%
7.9%/yr
Year 20
Capital Value
$69K
-84%
6 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+307%
7.3%/yr

Location

Bali

Canggu - Berawa, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.6% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$487 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Prime location in Canggu - Berawa — high tourist traffic
High rental yield at 14.6% — outperforms most villas in this market
Premium nightly rate of $487 — positioned in the top tier

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 250 m² — limited expansion potential

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

32% occ.
8.9%
$3,262/mo
42% occ.
11.7%
$4,299/mo
52% occ.
14.6%
$5,337/mo
current
62% occ.
17.4%
$6,374/mo

Lease Timeline

26 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.