Balinese Contemporary Family Home in Berawa

Balinese Contemporary Family Home in Berawa

Bali, Bali

$377k

Price

6.8%

ROI

3

Bedrooms

69%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 330 m²
Build: 260 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $149

Investment Analysis

Situated in Berawa, one of Bali’s prime tourist areas, this family home is just a 5-minute drive from Berawa Beach and close to Canggu’s vibrant cafes, restaurants, gyms, and shops.

Propertia
Bali / Berawa

Balinese Contemporary Family Home in Berawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
260 m²
Land Plot
330 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — long-term rental yields 12.8% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$13K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$2,136/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$149/night
50% ($74)Brixfox estimate($149/night)200% ($297)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$25,632
Airbnb data$149/night · 69% occupancy
Rental income
$149/night · 69% occ.
$37,559
Running costs (20%)
Utilities, cleaning, maintenance
-$7,512
Income tax (10%)
Indonesian rental income tax
-$3,756
Property tax
Annual property tax
-$659
Net income
6.8% ROI
$25,632

Long-Term Rental

Yearly income
$48,195
50 comps
Rental income
$7,038/mo
$67,565
Agency fee (10%)
Finder's fee per tenant
-$6,756
Vacancy (~8%)
1.5mo gap per tenancy
-$5,197
Income tax (10%)
Indonesian rental income tax
-$6,756
Property tax
Annual property tax
-$659
Net income
12.8% ROI
$48,195

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.1M$806K$537K$269K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $377KPeak 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 13: 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
$364K
-3%
20 years remaining
Rental Income
+$136K
Total Position
$500K
+33%
5.8%/yr
Year 10
Capital Value
$253K
-33%
15 years remaining
Rental Income
+$294K
Total Position
$547K
+45%
3.8%/yr
Year 15
Capital Value
$130K
-65%
10 years remaining
Rental Income
+$477K
Total Position
$607K
+61%
3.2%/yr
Year 20
Capital Value
$38K
-90%
5 years remaining
Rental Income
+$689K
Total Position
$727K
+93%
3.3%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Good
$149 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
330 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

49% occ.
4.8%
$1,503/mo
59% occ.
5.8%
$1,819/mo
69% occ.
6.8%
$2,136/mo
current
79% occ.
7.8%
$2,453/mo

Lease Timeline

25 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.