Perfect two villas long lease investment in fashionable Berawa

Perfect two villas long lease investment in fashionable Berawa

Bali, Bali

$1.1M

Price

7.1%

ROI

6

Bedrooms

39%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1032 m²
Build: 500 m²
Est. Revenue: $126k/yr
Avg Nightly Rate: $882

Investment Analysis

Located in the heart of Berawa, one of Bali’s most sought-after neighborhoods, this exceptional investment opportunity features two twin villas, each offering 250 sqm of living space on 516 sqm of land.

Kibarer
Bali / Berawa
Commercial Zone

Perfect two villas long lease investment in fashionable Berawa

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
500 m²
Land Plot
1032 m²
Tenure
Lease 33yr
Yield Curve Status

Grade B investment — short-term rental yields 7.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$128K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$7,211/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$882/night
50% ($441)Brixfox estimate($882/night)200% ($1764)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$86,537
Airbnb data$882/night · 39% occupancy
Rental income
$882/night · 39% occ.
$126,464
Running costs (20%)
Utilities, cleaning, maintenance
-$25,293
Income tax (10%)
Indonesian rental income tax
-$12,646
Property tax
Annual property tax
-$1,988
Net income
7.6% ROI
$86,537

Long-Term Rental

Yearly income
$77,728
21 comps
Rental income
$11,484/mo
$110,244
Agency fee (10%)
Finder's fee per tenant
-$11,024
Vacancy (~8%)
1.5mo gap per tenancy
-$8,480
Income tax (10%)
Indonesian rental income tax
-$11,024
Property tax
Annual property tax
-$1,988
Net income
6.8% ROI
$77,728

Short-term rental earns 1.1x more but requires active management.

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$1,135,802
BPHTB (freehold transfer tax)$56,790
Notary & registration$1,800
Legal / due diligence$11,358
Total acquisition costs$69,948
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$12,500
($0–$25,000)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$1,282,750

Gross yield (asking)

11.1%

True gross yield (all-in)

9.9%

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 33 years remaining.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 8 ($1.3M)Paid 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 12: 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
$1.3M
+11%
28 years remaining
Rental Income
+$459K
Total Position
$1.7M
+52%
8.7%/yr
Year 10
Capital Value
$1.3M
+13%
23 years remaining
Rental Income
+$992K
Total Position
$2.3M
+100%
7.2%/yr
Year 15
Capital Value
$1.1M
-2%
18 years remaining
Rental Income
+$1.6M
Total Position
$2.7M
+140%
6.0%/yr
Year 20
Capital Value
$718K
-37%
13 years remaining
Rental Income
+$2.3M
Total Position
$3.0M
+168%
5.1%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$882 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1032 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
33 years remaining on lease

Top Highlights

Premium nightly rate of $882 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1032 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
5.8%
$5,469/mo
40% occ.
7.8%
$7,347/mo
current
39% occ.
7.6%
$7,211/mo
current
49% occ.
9.6%
$9,090/mo

Lease Timeline

33 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.