Top quality designer leasehold estate located in Berawa

Top quality designer leasehold estate located in Berawa

Bali, Bali

$1.3M

Price

3.4%

ROI

4

Bedrooms

48%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 1400 m²
Build: 702 m²
Est. Revenue: $93k/yr
Avg Nightly Rate: $527

Investment Analysis

Discover a top-quality designer leasehold estate located in the heart of Berawa, a vibrant and sought-after area renowned for its lifestyle and convenience.

Kibarer
Bali / Berawa

Top quality designer leasehold estate located in Berawa

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
702 m²
Land Plot
1400 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — long-term rental yields 4.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
-0.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$325K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$5,212/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$527/night
50% ($263)Brixfox estimate($527/night)200% ($1054)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$62,541
Airbnb data$527/night · 48% occupancy
Rental income
$527/night · 48% occ.
$92,706
Running costs (20%)
Utilities, cleaning, maintenance
-$18,541
Income tax (10%)
Indonesian rental income tax
-$9,271
Property tax
Annual property tax
-$2,354
Net income
4.7% ROI
$62,541

Long-Term Rental

Yearly income
$65,791
30 comps
Rental income
$9,817/mo
$94,243
Agency fee (10%)
Finder's fee per tenant
-$9,424
Vacancy (~8%)
1.5mo gap per tenancy
-$7,249
Income tax (10%)
Indonesian rental income tax
-$9,424
Property tax
Annual property tax
-$2,354
Net income
4.9% ROI
$65,791

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

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$1,344,880
BPHTB (freehold transfer tax)$67,244
Notary & registration$1,800
Legal / due diligence$13,449
Total acquisition costs$82,493
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$17,550
($0–$35,100)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,495,023

Gross yield (asking)

6.9%

True gross yield (all-in)

6.2%

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 21 years remaining.

$2.1M$1.5M$1.0M$516K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $1.3MPeak Capital Value: NowPaid 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 17: 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
$1.0M
-24%
16 years remaining
Rental Income
+$332K
Total Position
$1.4M
+0%
0.1%/yr
Year 10
Capital Value
$579K
-57%
11 years remaining
Rental Income
+$717K
Total Position
$1.3M
-4%
-0.4%/yr
Year 15
Capital Value
$215K
-84%
6 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+2%
0.2%/yr
Year 20
Capital Value
$31K
-98%
1 years remaining
Rental Income
+$1.7M
Total Position
$1.7M
+27%
1.2%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$527 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Premium nightly rate of $527 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1400 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% is near 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.
2.8%
$3,170/mo
40% occ.
3.8%
$4,292/mo
48% occ.
4.7%
$5,212/mo
current
58% occ.
5.7%
$6,334/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.