Investment three bedroom leasehold villa in prime location in Berawa
- Its own Airbnb: about 20% of nights booked a year, on its own calendar · 13 reviews at 4.8 · calendar read 9 Nov
- 44% above cost to reproduce · 16% below the Canggu median for 3-bedroom villas
- 26-year lease · -1.9% after lease amortisation
A Berawa villa priced at $311,886 all-in projects just a 1.9% net yield from its own Airbnb calendar, a weak case on Brixfox's score of 42/100.
WhyHide
- •Net yield of 1.9% is based on the villa's own Airbnb listing, with high confidence from deep comparables
- •13 reviews at 4.8 show a track record of guest satisfaction
- •Asking price was cut 7.4% on 31 Aug 2026, adjusting the entry cost
- •Only 26 years remain on the leasehold, with no resale value when the lease ends
- •Net yield of 1.9% sits well below the long-term let alternative of 6.7% net
- •Asking price is 44% above the cost to reproduce the villa, and zoning has not been checked
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 13 Nov 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 98% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Over its completed months, adjusted for the season and for nights an owner blocks, it books 20% of nights a year, and it asks $279/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 are built from this listing's own calendar rather than the area median, which is why they can sit well above comparable properties nearby.
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.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.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.
Cost to reproduce & the long-term-let alternative
Long-term letting projected to outperform short-term by 4.8 points.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
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Where it sits, and who confirms it
Location
Verified exact locationCanggu · Berawa
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Independently Verified
Cross-checked across 3 platforms
Location verified
We found this property on Booking.com that publishes its street address — Villa Lilly, Jl. Pemelisan Agung Gang Anggrek No.V, Berawa, Canggu, Bali, 80361 Canggu, Indonesia. Its published position matches the map pin to within 5 m. The pin reflects an independently confirmed location, not just the agency's claim.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
Score, and what could go wrong
Brixfox Score
Consider carefully. Returns are below market average for this price point.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| Expected | 20% | $6,050 | 1.9% |
| +10 pts occupancy | 30% | $9,222 | 3.0% |
| +20 pts occupancy | 40% | $12,472 | 4.0% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
A Berawa villa priced at $311,886 all-in projects just a 1.9% net yield from its own Airbnb calendar, a weak case on Brixfox's score of 42/100.
- •Net yield of 1.9% is based on the villa's own Airbnb listing, with high confidence from deep comparables
- •13 reviews at 4.8 show a track record of guest satisfaction
- •Asking price was cut 7.4% on 31 Aug 2026, adjusting the entry cost
- •Only 26 years remain on the leasehold, with no resale value when the lease ends
- •Net yield of 1.9% sits well below the long-term let alternative of 6.7% net
- •Asking price is 44% above the cost to reproduce the villa, and zoning has not been checked
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Take the numbers with you, or talk to the agent
Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.