PRIME LOCATION READY 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2606

PRIME LOCATION READY 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2606

Bali, Bali

$1.2M

Price

3.2%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 982 m²
Build: 282 m²
Est. Revenue: $58k/yr
Avg Nightly Rate: $320

Investment Analysis

This gorgeous property is located 5-minutes away from Berawa beach and surrounded by your favorite restaurants, cafés and local attractions, yet tucked away in a residential neighborhood.Inside, the villa offers spacious Balinese-inspired living with an open-air kitchen and dining area, fully equipped for convenience and comfort. Each bedroom includes a king-size bed, air conditioning, and mosquito nets, with views of the garden that create a serene, nature-filled ambiance. The design combines openness and warmth, resulting in a relaxed, home-like atmosphere. The spacious garden and pool area, along with the outdoor living and dining space, invite a laid-back lifestyle—whether sunbathing, swimming, relaxing in the shade, or enjoying meals surrounded by lush greenery. Overall, this beautiful villa brings together a royal location with space and a Balinese tropical charm, creating an inviting retreat for families or groups.

Bali Exception
Bali / Canggu - Berawa
Commercial Zone
Long Lease

PRIME LOCATION READY 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2606

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
282 m²
Land Plot
982 m²
Tenure
Lease 44yr
Yield Curve Status

Grade B investment — long-term rental yields 5.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$191K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$3,226/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
31.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$320/night
50% ($160)Brixfox estimate($320/night)200% ($640)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$38,714
Airbnb data$320/night · 50% occupancy
Rental income
$320/night · 50% occ.
$58,306
Running costs (20%)
Utilities, cleaning, maintenance
-$11,661
Income tax (10%)
Indonesian rental income tax
-$5,831
Property tax
Annual property tax
-$2,100
Net income
3.2% ROI
$38,714

Long-Term Rental

Yearly income
$65,826
50 comps
Rental income
$9,785/mo
$93,941
Agency fee (10%)
Finder's fee per tenant
-$9,394
Vacancy (~8%)
1.5mo gap per tenancy
-$7,226
Income tax (10%)
Indonesian rental income tax
-$9,394
Property tax
Annual property tax
-$2,100
Net income
5.5% ROI
$65,826

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 44 years remaining.

$4.0M$3.0M$2.0M$991K$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $1.2MPeak Capital Value: Yr 19 ($1.9M)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 23: 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
$1.4M
+16%
39 years remaining
Rental Income
+$206K
Total Position
$1.6M
+33%
5.9%/yr
Year 10
Capital Value
$1.6M
+34%
34 years remaining
Rental Income
+$444K
Total Position
$2.1M
+71%
5.5%/yr
Year 15
Capital Value
$1.8M
+53%
29 years remaining
Rental Income
+$720K
Total Position
$2.6M
+113%
5.2%/yr
Year 20
Capital Value
$1.9M
+57%
24 years remaining
Rental Income
+$1.0M
Total Position
$2.9M
+144%
4.6%/yr

Location

Bali

Canggu - Berawa, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
3.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$320 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
982 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
44 years remaining on lease

Top Highlights

Prime location in Canggu - Berawa — high tourist traffic
Premium nightly rate of $320 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 3.2% is near the market average — model your cashflow carefully
Occupancy at 50% — factor in seasonal gaps

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

30% occ.
1.9%
$1,868/mo
40% occ.
2.5%
$2,549/mo
50% occ.
3.2%
$3,226/mo
current
60% occ.
3.9%
$3,907/mo

Lease Timeline

44 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.