Modern and Cozy 2 Bedroom Villa in Berawa for Sale

Modern and Cozy 2 Bedroom Villa in Berawa for Sale

Bali, Bali

$262k

Price

5.9%

ROI

2

Bedrooms

69%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 112 m²
Build: 140 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $90

Investment Analysis

This cozy, modern freehold real estate is located in a quiet neighborhood of Berawa. This artistic villa features 2 spacious, cozy, stylish and comfortable bedrooms with 2 exquisite bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing and interior that provides great luxury and comfortable homely feeling.

Kibarer
Bali / Berawa

Modern and Cozy 2 Bedroom Villa in Berawa for Sale

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
140 m²
Land Plot
112 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 12.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+4.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$21K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$1,285/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$90/night
50% ($45)Brixfox estimate($90/night)200% ($180)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$15,425
Airbnb data$90/night · 69% occupancy
Rental income
$90/night · 69% occ.
$22,690
Running costs (20%)
Utilities, cleaning, maintenance
-$4,538
Income tax (10%)
Indonesian rental income tax
-$2,269
Property tax
Annual property tax
-$458
Net income
5.9% ROI
$15,425

Long-Term Rental

Yearly income
$32,392
50 comps
Rental income
$4,732/mo
$45,431
Agency fee (10%)
Finder's fee per tenant
-$4,543
Vacancy (~8%)
1.5mo gap per tenancy
-$3,495
Income tax (10%)
Indonesian rental income tax
-$4,543
Property tax
Annual property tax
-$458
Net income
12.4% ROI
$32,392

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$611K$458K$305K$153K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $262KPeak 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 14: 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
$241K
-8%
19 years remaining
Rental Income
+$82K
Total Position
$323K
+23%
4.3%/yr
Year 10
Capital Value
$162K
-38%
14 years remaining
Rental Income
+$177K
Total Position
$339K
+29%
2.6%/yr
Year 15
Capital Value
$80K
-70%
9 years remaining
Rental Income
+$287K
Total Position
$367K
+40%
2.3%/yr
Year 20
Capital Value
$22K
-92%
4 years remaining
Rental Income
+$414K
Total Position
$436K
+67%
2.6%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.9% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Average
$90 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
112 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $90 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

49% occ.
4.1%
$903/mo
59% occ.
5.0%
$1,094/mo
69% occ.
5.9%
$1,285/mo
current
79% occ.
6.8%
$1,477/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.