LUXURIOUS MEDITERRANEAN MANSION IN BERAWA

LUXURIOUS MEDITERRANEAN MANSION IN BERAWA

Bali, Bali

$1.4M

Price

6.0%

ROI

5

Bedrooms

40%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 830 m²
Build: 905 m²
Est. Revenue: $107k/yr
Avg Nightly Rate: $740

Investment Analysis

This stunning mediterranean villa is located in the heart of Berawa, only 5 minutes to drive to Berawa Beach. Build on 830 sqm land, this villa designed in a modern mediterranean style with a tasteful touch for the interior that creates such a classy atmosphere.

Propertia
Bali / Berawa

LUXURIOUS MEDITERRANEAN MANSION IN BERAWA

Inventory
5 Beds
Bathrooms
7 Baths
Built Area
905 m²
Land Plot
830 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — long-term rental yields 5.6% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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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
+0.9%
+$60K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$6,058/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$740/night
50% ($370)Brixfox estimate($740/night)200% ($1481)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$72,700
Airbnb data$740/night · 40% occupancy
Rental income
$740/night · 40% occ.
$107,322
Running costs (20%)
Utilities, cleaning, maintenance
-$21,464
Income tax (10%)
Indonesian rental income tax
-$10,732
Property tax
Annual property tax
-$2,425
Net income
5.2% ROI
$72,700

Long-Term Rental

Yearly income
$76,970
50 comps
Rental income
$11,438/mo
$109,801
Agency fee (10%)
Finder's fee per tenant
-$10,980
Vacancy (~8%)
1.5mo gap per tenancy
-$8,446
Income tax (10%)
Indonesian rental income tax
-$10,980
Property tax
Annual property tax
-$2,425
Net income
5.6% ROI
$76,970

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

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,385,802
BPHTB (freehold transfer tax)$69,290
Notary & registration$1,800
Legal / due diligence$13,858
Total acquisition costs$84,948
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$22,625
($0–$45,250)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$1,550,675

Gross yield (asking)

7.7%

True gross yield (all-in)

6.9%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$4.0M$3.0M$2.0M$994K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.4MPeak Capital Value: Yr 5 ($1.4M)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 16: 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 5Peak
Capital Value
$1.4M
+4%
25 years remaining
Rental Income
+$386K
Total Position
$1.8M
+32%
5.7%/yr
Year 10
Capital Value
$1.4M
+1%
20 years remaining
Rental Income
+$833K
Total Position
$2.2M
+61%
4.9%/yr
Year 15
Capital Value
$972K
-30%
15 years remaining
Rental Income
+$1.4M
Total Position
$2.3M
+68%
3.5%/yr
Year 20
Capital Value
$501K
-64%
10 years remaining
Rental Income
+$2.0M
Total Position
$2.5M
+77%
2.9%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$740 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
830 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $740 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 830 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — 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.
3.9%
$4,528/mo
40% occ.
5.3%
$6,104/mo
current
40% occ.
5.2%
$6,058/mo
current
50% occ.
6.6%
$7,635/mo

Lease Timeline

30 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.