Luxurious Contemporary and Tropical Two Villas Located in Berawa

Luxurious Contemporary and Tropical Two Villas Located in Berawa

Bali, Bali

$1.3M

Price

4.8%

ROI

6

Bedrooms

9%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1750 m²
Build: 1112 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $926

Investment Analysis

Luxurious contemporary and tropical villas located in Berawa area. The properties are set up on 1750 m2 land. The two estates are offering total 6 bedrooms en-suite bathrooms. Each villa has its own private entrance, swimming pool, living area, dining area, kitchen, fully furnished and equipped.

Kibarer
Bali / Berawa

Luxurious Contemporary and Tropical Two Villas Located in Berawa

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
1112 m²
Land Plot
1750 m²
Tenure
Lease 19yr
Yield Curve Status

Grade C+ investment — long-term rental yields 14.9% 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
-5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$439K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$1,658/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
67.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$926/night
50% ($463)Brixfox estimate($926/night)200% ($1852)
Occupancy
9%
10%Brixfox estimate(9%)100%

Short-Term Rental

Yearly income
$19,900
Airbnb data$926/night · 9% occupancy
Rental income
$926/night · 9% occ.
$31,777
Running costs (20%)
Utilities, cleaning, maintenance
-$6,355
Income tax (10%)
Indonesian rental income tax
-$3,178
Property tax
Annual property tax
-$2,344
Net income
1.5% ROI
$19,900

Long-Term Rental

Yearly income
$199,053
15 comps
Rental income
$29,013/mo
$278,528
Agency fee (10%)
Finder's fee per tenant
-$27,853
Vacancy (~8%)
1.5mo gap per tenancy
-$21,425
Income tax (10%)
Indonesian rental income tax
-$27,853
Property tax
Annual property tax
-$2,344
Net income
14.9% ROI
$199,053

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 19 years remaining.

$1.5M$1.2M$770K$385K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $1.3MPeak Capital Value: Now
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.
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
$900K
-33%
14 years remaining
Rental Income
+$106K
Total Position
$1.0M
-25%
-5.6%/yr
Year 10
Capital Value
$444K
-67%
9 years remaining
Rental Income
+$228K
Total Position
$672K
-50%
-6.7%/yr
Year 15
Capital Value
$121K
-91%
4 years remaining
Rental Income
+$370K
Total Position
$491K
-63%
-6.5%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 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
Weak
1.5% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Strong
$926 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

Premium nightly rate of $926 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1750 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% is below 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.
5.1%
$5,721/mo
40% occ.
6.9%
$7,693/mo
9% occ.
1.5%
$1,658/mo
current
19% occ.
3.3%
$3,630/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 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.