Great ROI Four Bedroom Leasehold Real Estate in Berawa

Great ROI Four Bedroom Leasehold Real Estate in Berawa

Bali, Bali

$457k

Price

9.7%

ROI

4

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 249 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $422

Investment Analysis

Located in the highly sought-after area of Berawa, this four-bedroom leasehold villa offers a perfect blend of lifestyle and investment potential.

Kibarer
Bali / Berawa
Commercial Zone

Great ROI Four Bedroom Leasehold Real Estate in Berawa

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
249 m²
Land Plot
250 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 11.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$16K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$4,262/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$422/night
50% ($211)Brixfox estimate($422/night)200% ($844)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$51,139
Airbnb data$422/night · 48% occupancy
Rental income
$422/night · 48% occ.
$74,198
Running costs (20%)
Utilities, cleaning, maintenance
-$14,840
Income tax (10%)
Indonesian rental income tax
-$7,420
Property tax
Annual property tax
-$800
Net income
11.2% ROI
$51,139

Long-Term Rental

Yearly income
$30,580
50 comps
Rental income
$4,521/mo
$43,397
Agency fee (10%)
Finder's fee per tenant
-$4,340
Vacancy (~8%)
1.5mo gap per tenancy
-$3,338
Income tax (10%)
Indonesian rental income tax
-$4,340
Property tax
Annual property tax
-$800
Net income
6.7% ROI
$30,580

Short-term rental earns 1.7x more but requires active management.

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$456,948
BPHTB (freehold transfer tax)$22,847
Notary & registration$1,800
Legal / due diligence$4,569
Total acquisition costs$29,216
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$43,575
($24,900–$62,250)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$30,700
All-in investment$560,439

Gross yield (asking)

16.2%

True gross yield (all-in)

13.2%

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 25 years remaining.

$2.1M$1.6M$1.1M$536K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $457KPeak 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 9: 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
$441K
-3%
20 years remaining
Rental Income
+$272K
Total Position
$713K
+56%
9.3%/yr
Year 10
Capital Value
$307K
-33%
15 years remaining
Rental Income
+$586K
Total Position
$893K
+95%
6.9%/yr
Year 15
Capital Value
$158K
-65%
10 years remaining
Rental Income
+$951K
Total Position
$1.1M
+143%
6.1%/yr
Year 20
Capital Value
$46K
-90%
5 years remaining
Rental Income
+$1.4M
Total Position
$1.4M
+211%
5.8%/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
Strong
11.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$422 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 11.2% — outperforms most villas in this market
Premium nightly rate of $422 — positioned in the top tier
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.9%
$2,629/mo
40% occ.
9.3%
$3,527/mo
48% occ.
11.2%
$4,262/mo
current
58% occ.
13.6%
$5,160/mo

Lease Timeline

25 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.