3-Bedroom Villa in Prime Berawa

3-Bedroom Villa in Prime Berawa

Bali, Bali

$355k

Price

8.4%

ROI

3

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 750 m²
Build: 400 m²
Est. Revenue: $108k/yr
Avg Nightly Rate: $559

Investment Analysis

This elegant 3-bedroom villa in Berawa offers the ultimate blend of style and convenience. Featuring spacious bedrooms, a sleek open-plan kitchen and living area, and a private pool framed by tropical landscaping, this villa is crafted for both comfort and aesthetics.

Kibarer
Bali / Berawa

3-Bedroom Villa in Prime Berawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
400 m²
Land Plot
750 m²
Tenure
Lease 18yr
Yield Curve Status

Grade B investment — short-term rental yields 21.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$126K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.1%
$6,234/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
4.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$559/night
50% ($279)Brixfox estimate($559/night)200% ($1118)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$74,807
Airbnb data$559/night · 53% occupancy
Rental income
$559/night · 53% occ.
$107,754
Running costs (20%)
Utilities, cleaning, maintenance
-$21,551
Income tax (10%)
Indonesian rental income tax
-$10,775
Property tax
Annual property tax
-$621
Net income
21.1% ROI
$74,807

Long-Term Rental

Yearly income
$22,230
31 comps
Rental income
$3,292/mo
$31,602
Agency fee (10%)
Finder's fee per tenant
-$3,160
Vacancy (~8%)
1.5mo gap per tenancy
-$2,431
Income tax (10%)
Indonesian rental income tax
-$3,160
Property tax
Annual property tax
-$621
Net income
6.3% ROI
$22,230

Short-term rental earns 3.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$2.0M$1.5M$1.0M$504K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $355KPeak 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 5: 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
$229K
-36%
13 years remaining
Rental Income
+$397K
Total Position
$626K
+76%
12.0%/yr
Year 10
Capital Value
$106K
-70%
8 years remaining
Rental Income
+$858K
Total Position
$964K
+171%
10.5%/yr
Year 15
Capital Value
$26K
-93%
3 years remaining
Rental Income
+$1.4M
Total Position
$1.4M
+299%
9.7%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

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
21.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$559 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

High rental yield at 21.1% — outperforms most Bali villas
Premium nightly rate of $559 — 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 53% — 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

33% occ.
13.0%
$3,854/mo
43% occ.
17.1%
$5,044/mo
53% occ.
21.1%
$6,234/mo
current
63% occ.
25.1%
$7,424/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 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.