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

3.1%

ROI

3

Bedrooms

46%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 294 m²
Build: 255.2 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $323

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 2.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+3.5%
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
2.6%
$2,951/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
38.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$323/night
50% ($161)Brixfox estimate($323/night)200% ($646)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$35,412
Airbnb data$323/night · 46% occupancy
Rental income
$323/night · 46% occ.
$53,984
Running costs (20%)
Utilities, cleaning, maintenance
-$10,797
Income tax (10%)
Indonesian rental income tax
-$5,398
Property tax
Annual property tax
-$2,377
Net income
2.6% ROI
$35,412

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 1.5x more but requires active management.

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$1,358,025
BPHTB (freehold transfer tax)$67,901
Notary & registration$1,800
Legal / due diligence$13,580
Total acquisition costs$83,281
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,380
($0–$12,760)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$1,490,586

Gross yield (asking)

4.0%

True gross yield (all-in)

3.6%

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.

$2.0M$1.5M$1.0M$510K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.4MPeak Capital Value: Yr 5 ($1.4M)Paid back
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 26: 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
+$188K
Total Position
$1.6M
+18%
3.4%/yr
Year 10
Capital Value
$1.4M
+1%
20 years remaining
Rental Income
+$406K
Total Position
$1.8M
+31%
2.7%/yr
Year 15
Capital Value
$952K
-30%
15 years remaining
Rental Income
+$659K
Total Position
$1.6M
+19%
1.1%/yr
Year 20
Capital Value
$491K
-64%
10 years remaining
Rental Income
+$952K
Total Position
$1.4M
+6%
0.3%/yr

Location

Bali

Berawa, Approximate area

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Airbnb Match Identified

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Verified
Luxury Ocean Penthouse with Private Pool & Studio
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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.

Airbnb Comp Analysis

No nearby Airbnb listings found

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$323 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 $323 — 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 2.6% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.6%
$1,864/mo
40% occ.
2.3%
$2,552/mo
46% occ.
2.6%
$2,951/mo
current
56% occ.
3.2%
$3,638/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.