Luxurious 3 Bedroom Smart Villa Steps Away from the Beach in Berawa for Sale

Luxurious 3 Bedroom Smart Villa Steps Away from the Beach in Berawa for Sale

Bali, Bali

$831k

Price

3.7%

ROI

3

Bedrooms

53%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 550 m²
Est. Revenue: $112k/yr
Avg Nightly Rate: $579

Investment Analysis

This reduced price three story smart villa in Berawa only 150m from the beach is a unique find for the area. Custom designed and built by the owner the villa comes complete with a 17 meter lap pool that surrounds the house, roof garden, media room, three en-suite bedrooms, Open Plan indoor and outdoor living with shell constructed from entirely from steel making it incredibly strong and incredibly rare for villas in Bali. Floor-to-ceiling glass windows and sliding doors offer unrestricted views of the surrounding greenery and temples and access to the balconies surrounding the villa. Situated down a quiet cul-de-sac in the heart of Berawa, it is only 400 m from Finns recreation club, Vue beach club 150m from the beach. The third floor hosts a huge roof garden and terrace encompassing the entire floor plan of the Villa with 360 degree views to watch the sunrise and sunset whilst listening to the ocean. Originally built as a home for the owner the inside finishing are to a level, not normally experienced in a Bali villa, complete with smart tech and many unique facilities such as a remote opening skylight above the master bedroom, bed to view stars whilst lying in bed. The villa has 3 bedroom but could very easily become a 5 bedroom villa. The master suite has an upstairs lounge with en-suite kitchen and views over the temples and surrounding area while keeps maintaining your privacy through one-way glass. The master bedroom has electronic blinds and a drop-down projector screen creating a massive 150 inch display for watching movies. The master bathroom has a double headed shower and also a bath complete with wall mounted tv and sun rise views. Attached to the bathroom is a walk-in closet and laundry and drying room. The villa has two entrances, either into the garden directly or through the one car garage into the main great room that is a massive 120m2 and features the main living area and huge kitchen. Sliding doors open off this area down steps to the large infinity pool and deck area for outside dining and living. Access to the beach is through the stunning Vue Beach Club directly opposite.

Kibarer
Bali / Berawa

Luxurious 3 Bedroom Smart Villa Steps Away from the Beach in Berawa for Sale

Inventory
3 Beds
Bathrooms
5 Baths
Built Area
550 m²
Land Plot
500 m²
Tenure
Lease 15yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
-0.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-9.7%
-$403K in 5yr (-48%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$6,391/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$579/night
50% ($290)Brixfox estimate($579/night)200% ($1158)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$76,692
Airbnb data$579/night · 53% occupancy
Rental income
$579/night · 53% occ.
$111,637
Running costs (20%)
Utilities, cleaning, maintenance
-$22,327
Income tax (10%)
Indonesian rental income tax
-$11,164
Property tax
Annual property tax
-$1,454
Net income
9.2% ROI
$76,692

Long-Term Rental

Yearly income
$22,135
31 comps
Rental income
$3,398/mo
$32,623
Agency fee (10%)
Finder's fee per tenant
-$3,262
Vacancy (~8%)
1.5mo gap per tenancy
-$2,509
Income tax (10%)
Indonesian rental income tax
-$3,262
Property tax
Annual property tax
-$1,454
Net income
2.7% ROI
$22,135

Short-term rental earns 3.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 15 years remaining.

$1.6M$1.2M$820K$410K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $831KPeak 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 10: 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
$428K
-48%
10 years remaining
Rental Income
+$407K
Total Position
$835K
+1%
0.1%/yr
Year 10
Capital Value
$124K
-85%
5 years remaining
Rental Income
+$879K
Total Position
$1.0M
+21%
1.9%/yr
Leasehold Alert
With 15 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 0 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
9.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$579 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
15 years remaining on lease

Top Highlights

High rental yield at 9.2% — outperforms most Bali villas
Premium nightly rate of $579 — positioned in the top tier
Stunning visuals with 9/10 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.
5.7%
$3,925/mo
43% occ.
7.5%
$5,158/mo
53% occ.
9.2%
$6,391/mo
current
63% occ.
11.0%
$7,624/mo

Lease Timeline

15 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 0 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.