MODERN COLONIAL VILLA WALKING DISTANCE TO BERAWA BEACH

MODERN COLONIAL VILLA WALKING DISTANCE TO BERAWA BEACH

Bali, Bali

$204k

Price

6.1%

ROI

1

Bedrooms

53%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 43 m²
Build: 49.44 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $96

Investment Analysis

This modern colonial-designed villa project is located in a super prime area of Berawa and only 3 minutes walking distance to Berawa Beach. A stone’s throw away will take you to all the cafes and restaurants in the area and within walking distance to Finns Beach Club and Atlas Beachfest!

Propertia
Bali / Berawa
Commercial Zone

MODERN COLONIAL VILLA WALKING DISTANCE TO BERAWA BEACH

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
49.44 m²
Land Plot
43 m²
Tenure
Lease 27yr
Yield Curve Status

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

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$214 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$1,055/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
16.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$96/night
50% ($48)Brixfox estimate($96/night)200% ($192)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$12,660
Airbnb data$96/night · 53% occupancy
Rental income
$96/night · 53% occ.
$18,594
Running costs (20%)
Utilities, cleaning, maintenance
-$3,719
Income tax (10%)
Indonesian rental income tax
-$1,859
Property tax
Annual property tax
-$356
Net income
6.2% ROI
$12,660

Long-Term Rental

Yearly income
$14,636
50 comps
Rental income
$2,160/mo
$20,734
Agency fee (10%)
Finder's fee per tenant
-$2,073
Vacancy (~8%)
1.5mo gap per tenancy
-$1,595
Income tax (10%)
Indonesian rental income tax
-$2,073
Property tax
Annual property tax
-$356
Net income
7.2% ROI
$14,636

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$593K$445K$296K$148K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $204KPeak Capital Value: Yr 2 ($207K)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 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
$203K
-0%
22 years remaining
Rental Income
+$67K
Total Position
$271K
+33%
5.9%/yr
Year 10
Capital Value
$166K
-19%
17 years remaining
Rental Income
+$145K
Total Position
$311K
+53%
4.3%/yr
Year 15
Capital Value
$101K
-50%
12 years remaining
Rental Income
+$235K
Total Position
$337K
+65%
3.4%/yr
Year 20
Capital Value
$43K
-79%
7 years remaining
Rental Income
+$340K
Total Position
$383K
+88%
3.2%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Average
$96 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
43 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
3.8%
$646/mo
43% occ.
5.0%
$850/mo
53% occ.
6.2%
$1,055/mo
current
63% occ.
7.4%
$1,260/mo

Lease Timeline

27 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.