3-Bedroom Villa in Prime Berawa

3-Bedroom Villa in Prime Berawa

Berawa, Bali

$307k

Price

3

Bedrooms

67%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 750 m²
Build: 400 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $172

How it compares in Berawa

  • Expected occupancy of 67% compares with a 68% median across 147 tracked Berawa villas.
  • Its expected nightly rate of $172 sits below the Berawa median of $214.
  • Brixfox ranks its projected net yield in the bottom half of the 146 live Berawa listings it tracks.
How Brixfox computes these figures

Investment Analysis

This elegant 3-bedroom villa in Berawa offers the ultimate blend of style and convenience.

Price
$307,299
3-bedroom leasehold villa in Berawa — photo 1 of 5
Kibarer
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3-bedroom leasehold villa in Berawa — photo 3 of 5
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3-bedroom leasehold villa in Berawa — photo 4 of 5
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3-bedroom leasehold villa in Berawa — photo 5 of 5
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3-Bedroom Villa in Prime Berawa

Berawa · Ref BF-244Source · Kibarer · listed 4 May 2026
Asking price · Leasehold
$307,299
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
400 m²
Land
750 m²
True net yield
5.7%
≈ $2,230/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 17 yrs
Lease-adjusted return
-0.2% / yr
over 17-yr lease, capital not recovered
Brixfox Score 81 · B+
17 yrs left on lease
Short lease — 17 yrs left. The 5.7% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -0.2%/yr — unless you extend the lease.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$172/night
50% ($86)Brixfox estimate($172/night)200% ($344)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Indicative
Yearly income
$28,863
Likely range $17,318 – $40,408
Airbnb data$172/night · 67% occupancy
Rental income
$172/night · 67% occ.
$42,001
Running costs (20%)
Utilities, cleaning, maintenance
-$8,400
Income tax (10%)
Indonesian rental income tax
-$4,200
Property tax
Annual property tax
-$538
Net income
9.4% ROI
$28,863

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$307,299
Lease transfer & notarial admin (~1%)$3,073
Notary & registration$1,800
Legal / due diligence$3,073
Total acquisition costs$7,946
RenovationMove-in ready
STR launch (delivered furnished)
Delivered furnished — fit-out already in the price; only licence, photography, linens & STR setup added.		$6,100
All-in investment$321,345

Gross yield (asking)

13.7%

True gross yield (all-in)

13.1%

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 17 years remaining.

$722K$542K$361K$181K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $307KPeak 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
$187K
-39%
12 years remaining
Rental Income
+$153K
Total Position
$341K
+11%
2.1%/yr
Year 10
Capital Value
$80K
-74%
7 years remaining
Rental Income
+$331K
Total Position
$411K
+34%
2.9%/yr
Year 15
Capital Value
$17K
-95%
2 years remaining
Rental Income
+$537K
Total Position
$554K
+80%
4.0%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

15%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.4% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Good
$172 per night
Visual Appeal
Strong
8/10 visual appeal
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
17 years remaining on lease

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Stunning visuals (8/10) — commands premium nightly rates
Generous 750 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

Strong income today, but the 17-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

47% occ.
6.5%
$1,674/mo
57% occ.
8.0%
$2,040/mo
67% occ.
9.4%
$2,405/mo
current
77% occ.
10.8%
$2,771/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.