COZY MODERN RUSTIC VILLA IN BERAWA

COZY MODERN RUSTIC VILLA IN BERAWA

Bali, Bali

$185k

Price

17.9%

ROI

3

Bedrooms

58%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 150 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $233

Investment Analysis

This cozy modern rustic villa is located at the heart of Berawa, situated within walking distance to Berawa’s best cafes and restaurants, and just 5 minutes drive away from the beach.

Propertia
Bali / Berawa

COZY MODERN RUSTIC VILLA IN BERAWA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
100 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B investment — short-term rental yields 18.5% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$56K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.5%
$2,862/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$233/night
50% ($116)Brixfox estimate($233/night)200% ($465)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$34,350
Airbnb data$233/night · 58% occupancy
Rental income
$233/night · 58% occ.
$49,534
Running costs (20%)
Utilities, cleaning, maintenance
-$9,907
Income tax (10%)
Indonesian rental income tax
-$4,953
Property tax
Annual property tax
-$324
Net income
18.5% ROI
$34,350

Long-Term Rental

Yearly income
$27,725
50 comps
Rental income
$4,041/mo
$38,791
Agency fee (10%)
Finder's fee per tenant
-$3,879
Vacancy (~8%)
1.5mo gap per tenancy
-$2,984
Income tax (10%)
Indonesian rental income tax
-$3,879
Property tax
Annual property tax
-$324
Net income
15.0% ROI
$27,725

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$1.1M$796K$531K$265K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $185KPeak 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 6: 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
$129K
-30%
15 years remaining
Rental Income
+$182K
Total Position
$311K
+68%
10.9%/yr
Year 10
Capital Value
$66K
-64%
10 years remaining
Rental Income
+$394K
Total Position
$460K
+148%
9.5%/yr
Year 15
Capital Value
$19K
-90%
5 years remaining
Rental Income
+$639K
Total Position
$658K
+255%
8.8%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.5% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$233 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

High rental yield at 18.5% — outperforms most Bali villas
Premium nightly rate of $233 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

38% occ.
12.1%
$1,872/mo
48% occ.
15.3%
$2,367/mo
58% occ.
18.5%
$2,862/mo
current
68% occ.
21.8%
$3,358/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.