Two units of 3 bedroom villa for sale in Berawa

Two units of 3 bedroom villa for sale in Berawa

Canggu, Bali

$480k

Price

3

Bedrooms

68%

Occupancy

Ownership: Leasehold
Land: 354 m²
Build: 280 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $204

Cost to reproduce & long-term let

Asking price 14% above cost to reproduce — reproducing it would cost about $423k

Long-term rental alternative: ~$33k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Canggu

  • Expected occupancy of 68% compares with a 68% median across 1338 tracked Canggu villas.
  • Its expected nightly rate of $204 sits above the Canggu median of $172.
  • Brixfox ranks its projected net yield in the bottom half of the 1332 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Presenting an exceptional opportunity to own two modern 3-bedroom villas in the highly desirable area of Berawa. Designed with a sleek contemporary aesthetic, t...

Price
$480,170
ReportInquire
3-bedroom leasehold villa in Canggu — photo 1 of 5
Bali Home Immo
1 / 5
3-bedroom leasehold villa in Canggu — photo 2 of 5
2 / 5
3-bedroom leasehold villa in Canggu — photo 3 of 5
3 / 5
3-bedroom leasehold villa in Canggu — photo 4 of 5
4 / 5
3-bedroom leasehold villa in Canggu — photo 5 of 5
5 / 5

Two units of 3 bedroom villa for sale in Berawa

Canggu · Berawa · Ref BF-134718Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$480,170
Net yield
4.4%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 32 yrs
Inquire about this property
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
3
Built area
280 m²
Land
354 m²
Brixfox Score 79 · B+· top 50% Leasehold · 32 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 32 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
4.4%
$21,923 net operating income /yr
Gross yield · all-in basis
10.2%
−5.8 pts in operating costs & local taxes
After lease amortisation:1.3%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 22.6 of 32 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Canggu — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

0%booked
4.9rating
8reviews
$177per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 0% of nights, and it advertises $177/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below deliberately stay on the area's market median rather than this single window, so short-window peaks or gaps don't swing the underwriting — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$204
Expected booked rate (market-calibrated)
Expected occupancy
68%
Full-year estimate, market-calibrated
Projected annual revenue
$50,585
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.3% of price, auto-calculated
$6,198
PPAT notary (lease deed)$4,802
Legal due diligence$1,396
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$495,971
+3.3% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$50,585
Rental management
−$10,117
Booking channel fees
−$2,529
Utilities
−$2,529
Cleaning & laundry
−$2,529
Maintenance & repairs
−$2,529
Insurance
−$1,518
Guest supplies & consumables
−$1,012
Property tax (PBB)
−$840
PPh 4(2) final tax on rent
−$5,059
Net operating income
$21,923/yr
Net yield on all-in investment
4.4%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 32 yrs remaining−$15,499/yr
Net yield after lease amortisation1.3%
Payback vs remaining term22.6 yrs of 32 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 14% above cost to reproducecost ≈ $423kMedium confidence
Long-term rental alternative: ~$33k/yr gross rent4.0% net yieldHigh confidence

The two are within 0.4 points of each other on net yield.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Canggu · Berawa

Loading Map...

Explore the full market map

Independently Verified

Cross-checked against public listings

Location corroborated

An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

79B
LocationStrong
Premium area with high rental demand
Rental YieldGood
4.4% net yield on all-in cost
OccupancyGood
68% average occupancy
Nightly RateStrong
$204 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceGood
354 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureStrong
32 years remaining on lease
Prime location in Berawa — high tourist traffic
Premium nightly rate of $204 — positioned in the top tier
32+ year lease — strong tenure runway
Residential (per agency) — confirm against the official RTRW plan before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy48%$15,2283.1%
-10 pts occupancy58%$18,5763.7%
Expected68%$21,9244.4%
+10 pts occupancy78%$25,2715.1%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway32 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback13.9 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Inquire

Take the numbers with you, or talk to the agent

Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
Included with Pro once its free trial ends

Interested in this property?

Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Bali Home Immo

We email you a copy and check in a few days later that you heard back. No spam, no fee.

Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.