Modern two bedroom leasehold townhouse style villa in Berawa

Modern two bedroom leasehold townhouse style villa in Berawa

Bali, Bali

$291k

Price

6.9%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 125 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $167

Investment Analysis

Experience modern tropical living in this two-bedroom leasehold townhouse-style villa, located in a peaceful enclave of vibrant Berawa.

Kibarer
Bali / Berawa
Commercial Zone

Modern two bedroom leasehold townhouse style villa in Berawa

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
125 m²
Land Plot
110 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+3.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$54K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$1,702/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$167/night
50% ($83)Brixfox estimate($167/night)200% ($333)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$20,427
Airbnb data$167/night · 49% occupancy
Rental income
$167/night · 49% occ.
$29,909
Running costs (20%)
Utilities, cleaning, maintenance
-$5,982
Income tax (10%)
Indonesian rental income tax
-$2,991
Property tax
Annual property tax
-$509
Net income
7.0% ROI
$20,427

Long-Term Rental

Yearly income
$20,958
50 comps
Rental income
$3,092/mo
$29,688
Agency fee (10%)
Finder's fee per tenant
-$2,969
Vacancy (~8%)
1.5mo gap per tenancy
-$2,284
Income tax (10%)
Indonesian rental income tax
-$2,969
Property tax
Annual property tax
-$509
Net income
7.2% ROI
$20,958

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

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$290,785
BPHTB (freehold transfer tax)$14,539
Notary & registration$1,800
Legal / due diligence$2,908
Total acquisition costs$19,247
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,125
($0–$6,250)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$33,500
All-in investment$346,657

Gross yield (asking)

10.3%

True gross yield (all-in)

8.6%

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 22 years remaining.

$717K$538K$359K$179K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $291KPeak 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 13: 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
$237K
-18%
17 years remaining
Rental Income
+$108K
Total Position
$346K
+19%
3.5%/yr
Year 10
Capital Value
$145K
-50%
12 years remaining
Rental Income
+$234K
Total Position
$379K
+30%
2.7%/yr
Year 15
Capital Value
$62K
-79%
7 years remaining
Rental Income
+$380K
Total Position
$441K
+52%
2.8%/yr
Year 20
Capital Value
$13K
-96%
2 years remaining
Rental Income
+$549K
Total Position
$562K
+93%
3.3%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
22 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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

30% occ.
4.2%
$1,022/mo
40% occ.
5.7%
$1,377/mo
49% occ.
7.0%
$1,702/mo
current
59% occ.
8.5%
$2,057/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.