Contemporary Two Bedrooms Apartment for Sale in Prime Location of Berawa

Contemporary Two Bedrooms Apartment for Sale in Prime Location of Berawa

Bali, Bali

$328k

Price

7.1%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: leasehold
Build: 83.5 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $188

Investment Analysis

This luxury studio apartment is located in the heart of Berawa. This stunning real estate features 2 spacious, cozy and stylish en-suite bedrooms with classy bathroom. It is fully furnished and decorated in a great taste with expensive furnishing and interior.

Kibarer
Bali / Berawa
Commercial Zone
Long Lease

Contemporary Two Bedrooms Apartment for Sale in Prime Location of Berawa

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
83.5 m²
Land Plot
0 m²
Tenure
Lease 93yr
Yield Curve Status

Grade B investment — long-term rental yields 10.7% net return annually.

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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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$52K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$1,808/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
15.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$188/night
50% ($94)Brixfox estimate($188/night)200% ($375)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$21,696
Airbnb data$188/night · 46% occupancy
Rental income
$188/night · 46% occ.
$31,815
Running costs (20%)
Utilities, cleaning, maintenance
-$6,363
Income tax (10%)
Indonesian rental income tax
-$3,181
Property tax
Annual property tax
-$574
Net income
6.6% ROI
$21,696

Long-Term Rental

Yearly income
$35,004
50 comps
Rental income
$5,125/mo
$49,203
Agency fee (10%)
Finder's fee per tenant
-$4,920
Vacancy (~8%)
1.5mo gap per tenancy
-$3,785
Income tax (10%)
Indonesian rental income tax
-$4,920
Property tax
Annual property tax
-$574
Net income
10.7% ROI
$35,004

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$328,002
BPHTB (freehold transfer tax)$16,400
Notary & registration$1,800
Legal / due diligence$3,280
Total acquisition costs$21,480
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,088
($0–$4,175)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$33,500
All-in investment$385,070

Gross yield (asking)

9.7%

True gross yield (all-in)

8.3%

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 93 years remaining.

$12.2M$9.1M$6.1M$3.0M$0Yr 0Yr 20Yr 40Yr 60Yr 80Purchase PriceIlliquid zoneUnsellableToday: $328KPeak Capital Value: Yr 68 ($2.2M)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 13: 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
$380K
+16%
88 years remaining
Rental Income
+$115K
Total Position
$495K
+51%
8.6%/yr
Year 10
Capital Value
$441K
+34%
83 years remaining
Rental Income
+$249K
Total Position
$690K
+110%
7.7%/yr
Year 15
Capital Value
$511K
+56%
78 years remaining
Rental Income
+$404K
Total Position
$915K
+179%
7.1%/yr
Year 20
Capital Value
$592K
+81%
73 years remaining
Rental Income
+$583K
Total Position
$1.2M
+258%
6.6%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$188 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
93 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
93+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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

30% occ.
4.2%
$1,150/mo
40% occ.
5.7%
$1,549/mo
46% occ.
6.6%
$1,808/mo
current
56% occ.
8.1%
$2,207/mo

Lease Timeline

93 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.