BEAUTIFULLY DESIGN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2263

BEAUTIFULLY DESIGN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2263

Bali, Bali

$1.1M

Price

7.8%

ROI

4

Bedrooms

66%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 900 m²
Build: 350 m²
Est. Revenue: $129k/yr
Avg Nightly Rate: $530

Investment Analysis

Villa in the heart of Berawa, just 6 minutes from Berawa Beach, Atlas Beach Club, and Finns Beach Club, this stunning villa offers unmatched access to Bali’s best cafés, restaurants, gyms, shops, and local stores.This beautifully designed villa features 4 spacious bedrooms with ensuite bathrooms, with a bathtub. The open-enclosed living room flows seamlessly into the dining area and a fully equipped kitchen, offering flexibility and comfort for everyday living or entertaining. A dedicated home office provides the perfect space for remote work or creative projects, while a billiard table adds a fun and stylish touch — ideal for relaxing or hosting guests. Step outside to your private tropical oasis, a large pool with built-in slides for added fun, sunbeds for soaking up the Bali sun, and not one but two relaxing lounge areas by the pool. A charming garden surrounds the space, creating a perfect balance of luxury and family-friendly comfort. Whether you’re looking for a dream home or an investment in one of Bali’s most sought-after areas, this villa delivers on all fronts. Prime location, stunning design… what are you waiting for?

Bali Exception
Bali / Canggu - Berawa
Commercial Zone

BEAUTIFULLY DESIGN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2263

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
350 m²
Land Plot
900 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 8.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$88K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$7,348/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
12.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$530/night
50% ($265)Brixfox estimate($530/night)200% ($1061)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$88,179
Airbnb data$530/night · 66% occupancy
Rental income
$530/night · 66% occ.
$128,693
Running costs (20%)
Utilities, cleaning, maintenance
-$25,739
Income tax (10%)
Indonesian rental income tax
-$12,869
Property tax
Annual property tax
-$1,906
Net income
8.1% ROI
$88,179

Long-Term Rental

Yearly income
$61,058
50 comps
Rental income
$9,071/mo
$87,078
Agency fee (10%)
Finder's fee per tenant
-$8,708
Vacancy (~8%)
1.5mo gap per tenancy
-$6,698
Income tax (10%)
Indonesian rental income tax
-$8,708
Property tax
Annual property tax
-$1,906
Net income
5.6% ROI
$61,058

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$3.5M$2.6M$1.7M$873K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak 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 11: 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
$1.0M
-8%
19 years remaining
Rental Income
+$468K
Total Position
$1.5M
+35%
6.2%/yr
Year 10
Capital Value
$673K
-38%
14 years remaining
Rental Income
+$1.0M
Total Position
$1.7M
+55%
4.5%/yr
Year 15
Capital Value
$332K
-70%
9 years remaining
Rental Income
+$1.6M
Total Position
$2.0M
+81%
4.0%/yr
Year 20
Capital Value
$90K
-92%
4 years remaining
Rental Income
+$2.4M
Total Position
$2.5M
+126%
4.2%/yr

Location

Bali

Canggu - Berawa, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.1% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$530 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
900 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Canggu - Berawa — high tourist traffic
High rental yield at 8.1% — outperforms most Bali villas
Premium nightly rate of $530 — positioned in the top tier

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

46% occ.
5.6%
$5,090/mo
56% occ.
6.9%
$6,219/mo
66% occ.
8.1%
$7,348/mo
current
76% occ.
9.3%
$8,477/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.