Homey Seven Bedroom Villa walking distance to Berawa Beach

Homey Seven Bedroom Villa walking distance to Berawa Beach

Bali, Bali

$1.1M

Price

5.0%

ROI

7

Bedrooms

54%

Occupancy

7 Bathrooms
Ownership: freehold
Land: 820 m²
Build: 611 m²
Est. Revenue: $86k/yr
Avg Nightly Rate: $430

Investment Analysis

A fully furnished, modern tropical-style 4 bedroom and 3 bedroom villa in the coveted Berawa area offers a promising ROI for investors.

Kibarer
Bali / Berawa

Homey Seven Bedroom Villa walking distance to Berawa Beach

Inventory
7 Beds
Bathrooms
7 Baths
Built Area
611 m²
Land Plot
820 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 6.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$241K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$4,827/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$430/night
50% ($215)Brixfox estimate($430/night)200% ($860)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$57,927
Airbnb data$430/night · 54% occupancy
Rental income
$430/night · 54% occ.
$85,530
Running costs (20%)
Utilities, cleaning, maintenance
-$17,106
Income tax (10%)
Indonesian rental income tax
-$8,553
Property tax
Annual property tax
-$1,944
Net income
5.2% ROI
$57,927

Long-Term Rental

Yearly income
$67,728
6 comps
Rental income
$10,037/mo
$96,355
Agency fee (10%)
Finder's fee per tenant
-$9,635
Vacancy (~8%)
1.5mo gap per tenancy
-$7,412
Income tax (10%)
Indonesian rental income tax
-$9,635
Property tax
Annual property tax
-$1,944
Net income
6.1% ROI
$67,728

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

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$308K
Total Position
$1.7M
+49%
8.4%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$664K
Total Position
$2.3M
+108%
7.6%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$1.6M
Total Position
$4.0M
+259%
6.6%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$2.8M
Total Position
$6.4M
+472%
6.0%/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
Good
5.2% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$430 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
820 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $430 — positioned in the top tier
Generous 820 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
3.2%
$2,996/mo
44% occ.
4.2%
$3,912/mo
54% occ.
5.2%
$4,827/mo
current
64% occ.
6.2%
$5,743/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.