Brand New Penthouse Near the Beach for Sale in Berawa

Brand New Penthouse Near the Beach for Sale in Berawa

Bali, Bali

$1.4M

Price

4.4%

ROI

3

Bedrooms

72%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 294 m²
Build: 255.2 m²
Est. Revenue: $90k/yr
Avg Nightly Rate: $340

Investment Analysis

This brand new smart penthouse with a stunning ocean view is located near beach in Berawa.

Kibarer
Bali / Berawa
Commercial Zone

Brand New Penthouse Near the Beach for Sale in Berawa

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
255.2 m²
Land Plot
294 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Kibarer

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
+5.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$59K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$5,028/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
29 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$340/night
50% ($170)Brixfox estimate($340/night)200% ($681)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$60,331
Airbnb data$340/night · 72% occupancy
Rental income
$340/night · 72% occ.
$89,582
Running costs (20%)
Utilities, cleaning, maintenance
-$17,916
Income tax (10%)
Indonesian rental income tax
-$8,958
Property tax
Annual property tax
-$2,377
Net income
4.4% ROI
$60,331

Long-Term Rental

Yearly income
$23,359
50 comps
Rental income
$3,707/mo
$35,592
Agency fee (10%)
Finder's fee per tenant
-$3,559
Vacancy (~8%)
1.5mo gap per tenancy
-$2,738
Income tax (10%)
Indonesian rental income tax
-$3,559
Property tax
Annual property tax
-$2,377
Net income
1.7% ROI
$23,359

Short-term rental earns 2.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$3.3M$2.5M$1.7M$825K$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 18: 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
+$320K
Total Position
$1.7M
+28%
5.0%/yr
Year 10
Capital Value
$1.4M
+1%
20 years remaining
Rental Income
+$692K
Total Position
$2.1M
+52%
4.3%/yr
Year 15
Capital Value
$952K
-30%
15 years remaining
Rental Income
+$1.1M
Total Position
$2.1M
+53%
2.9%/yr
Year 20
Capital Value
$491K
-64%
10 years remaining
Rental Income
+$1.6M
Total Position
$2.1M
+55%
2.2%/yr

Airbnb Match Identified

Photo-verified · 95% confidence

Verified
Luxury Ocean Penthouse with Private Pool & Studio
View on Airbnb
Match

Luxury Ocean Penthouse with Private Pool & Studio

—Rating
3Reviews
$394/Night
View Airbnb Listing

Active Rental Income Detected

This villa is actively listed on Airbnb at $394/night with 3 reviews. This is a newer listing building its reputation.

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Strong
$340 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
294 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $340 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near the market average — model your cashflow carefully

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

52% occ.
3.2%
$3,579/mo
62% occ.
3.8%
$4,303/mo
72% occ.
4.4%
$5,028/mo
current
82% occ.
5.1%
$5,752/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.