Off-Plan Luxury 3+1 Bedroom Villa in Prime Berawa

Off-Plan Luxury 3+1 Bedroom Villa in Prime Berawa

Bali, Bali

$591k

Price

10.8%

ROI

4

Bedrooms

67%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 126 m²
Build: 239 m²
Est. Revenue: $95k/yr
Avg Nightly Rate: $388

Investment Analysis

Discover refined tropical living in this stunning off-plan 3+1 bedroom villa located in the heart of Berawa, just minutes from the beach, cafes, and top lifestyle destinations.

Kibarer
Bali / Berawa

Off-Plan Luxury 3+1 Bedroom Villa in Prime Berawa

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
239 m²
Land Plot
126 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 11.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+15.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$128K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.0%
$5,428/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$388/night
50% ($194)Brixfox estimate($388/night)200% ($776)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$65,133
Airbnb data$388/night · 67% occupancy
Rental income
$388/night · 67% occ.
$94,525
Running costs (20%)
Utilities, cleaning, maintenance
-$18,905
Income tax (10%)
Indonesian rental income tax
-$9,453
Property tax
Annual property tax
-$1,035
Net income
11.0% ROI
$65,133

Long-Term Rental

Yearly income
$14,165
30 comps
Rental income
$2,190/mo
$21,021
Agency fee (10%)
Finder's fee per tenant
-$2,102
Vacancy (~8%)
1.5mo gap per tenancy
-$1,617
Income tax (10%)
Indonesian rental income tax
-$2,102
Property tax
Annual property tax
-$1,035
Net income
2.4% ROI
$14,165

Short-term rental earns 4.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$5.8M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $591K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$719K
+22%
Rental Income
+$346K
Total Position
$1.1M
+80%
12.5%/yr
Year 10
Capital Value
$875K
+48%
Rental Income
+$747K
Total Position
$1.6M
+174%
10.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.8M
Total Position
$3.0M
+415%
8.5%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$3.1M
Total Position
$5.0M
+748%
7.4%/yr

Location

Bali

Berawa, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.0% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$388 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
126 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.0% — outperforms most Bali villas
Premium nightly rate of $388 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 126 m² — limited expansion potential

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

47% occ.
7.7%
$3,776/mo
57% occ.
9.3%
$4,602/mo
67% occ.
11.0%
$5,428/mo
current
77% occ.
12.7%
$6,253/mo

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.