Brand New Modern Apartment Project for Sale in Berawa

Brand New Modern Apartment Project for Sale in Berawa

Bali, Bali

$156k

Price

10.3%

ROI

1

Bedrooms

31%

Occupancy

1 Bathrooms
Ownership: leasehold
Build: 57 m²
Est. Revenue: $11k/yr
Avg Nightly Rate: $96

Investment Analysis

This brand new modern style real estate apartment is located in a great area of Berawa. This marvelous apartment feature 1 spacious cozy and comfortable en-suite bedroom with classy bathroom. It is fully furnished and decorated in a great taste which provides chic luxury and comfort.

Kibarer
Bali / Berawa
Commercial Zone

Brand New Modern Apartment Project for Sale in Berawa

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
57 m²
Land Plot
0 m²
Tenure
Lease 31yr
Yield Curve Status

Grade C+ investment — long-term rental yields 23.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$10K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$609/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
28 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$96/night
50% ($48)Brixfox estimate($96/night)200% ($191)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$7,303
Airbnb data$96/night · 31% occupancy
Rental income
$96/night · 31% occ.
$10,823
Running costs (20%)
Utilities, cleaning, maintenance
-$2,165
Income tax (10%)
Indonesian rental income tax
-$1,082
Property tax
Annual property tax
-$273
Net income
4.7% ROI
$7,303

Long-Term Rental

Yearly income
$36,024
50 comps
Rental income
$5,229/mo
$50,197
Agency fee (10%)
Finder's fee per tenant
-$5,020
Vacancy (~8%)
1.5mo gap per tenancy
-$3,861
Income tax (10%)
Indonesian rental income tax
-$5,020
Property tax
Annual property tax
-$273
Net income
23.1% ROI
$36,024

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$155,778
BPHTB (freehold transfer tax)$7,789
Notary & registration$1,800
Legal / due diligence$1,558
Total acquisition costs$11,147
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,425
($0–$2,850)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,300
All-in investment$194,650

Gross yield (asking)

6.9%

True gross yield (all-in)

5.6%

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 31 years remaining.

$420K$315K$210K$105K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $156KPeak Capital Value: Yr 6 ($167K)Paid 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 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
$166K
+7%
26 years remaining
Rental Income
+$39K
Total Position
$205K
+32%
5.6%/yr
Year 10
Capital Value
$163K
+5%
21 years remaining
Rental Income
+$84K
Total Position
$247K
+59%
4.7%/yr
Year 15
Capital Value
$124K
-21%
16 years remaining
Rental Income
+$136K
Total Position
$260K
+67%
3.5%/yr
Year 20
Capital Value
$70K
-55%
11 years remaining
Rental Income
+$196K
Total Position
$267K
+71%
2.7%/yr

Location

Bali

Berawa, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Average
$96 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
31 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals
31+ year lease — strong tenure runway

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.
4.5%
$588/mo
40% occ.
6.1%
$792/mo
31% occ.
4.7%
$609/mo
current
41% occ.
6.3%
$812/mo

Lease Timeline

31 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.