Bali Exception
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Bali Exception
Bali / Berawa
MODERN TROPICAL 6 BEDROOM VILLA FOR SALE FREEHOLD IN BERAWA BE-1861
Inventory
6 Beds
Bathrooms
6 Baths
Built Area
500 m²
Land Plot
2000 m²
Tenure
Freehold
Yield Curve Status
Grade B+ investment — long-term rental yields 10.1% net return annually.
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The Investment
Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%
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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$358K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$5,873/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
23.4 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$699/night
50% ($349)Brixfox estimate($699/night)200% ($1398)
Occupancy
41%
10%Brixfox estimate(41%)100%
Short-Term Rental
Yearly income
$70,482
Airbnb data$699/night · 41% occupancy
Rental income
$699/night · 41% occ.
$104,814
Running costs (20%)
Utilities, cleaning, maintenance
-$20,963
Income tax (10%)
Indonesian rental income tax
-$10,481
Property tax
Annual property tax
-$2,888
Net income
4.3% ROI
$70,482
Long-Term Rental
Yearly income
$166,793
21 comps
Rental income
$24,444/mo
$234,665
Agency fee (10%)
Finder's fee per tenant
-$23,466
Vacancy (~8%)
1.5mo gap per tenancy
-$18,051
Income tax (10%)
Indonesian rental income tax
-$23,466
Property tax
Annual property tax
-$2,888
Net income
10.1% ROI
$166,793
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
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
$2.0M
+22%
Rental Income
+$374K
Total Position
$2.4M
+44%
7.6%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$808K
Total Position
$3.3M
+97%
7.0%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$1.9M
Total Position
$5.5M
+234%
6.2%/yr
Year 30
Capital Value
$5.4M
+224%
Rental Income
+$3.4M
Total Position
$8.7M
+428%
5.7%/yr
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
Average
4.3% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$699 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
2000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $699 — positioned in the top tier
Generous 2000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security
Watch Out
Secondary location — rental demand may be lower than premium areas
Yield of 4.3% 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.
3.1%
$4,223/mo
40% occ.
4.2%
$5,711/mo
41% occ.
4.3%
$5,873/mo
current
51% occ.
5.4%
$7,361/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.