Modern Boho Style Villa in Berawa

Modern Boho Style Villa in Berawa

Bali, Bali

$358k

Price

8.4%

ROI

3

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 100 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $253

Investment Analysis

Located in the highly desirable Berawa area, this 3-bedroom villa seamlessly blends sleek modern design with charming boho touches. Just minutes from Berawa Beach, it provides easy access to popular restaurants, cafes, schools, and gyms, making it ideal for both comfortable living and a smart investment.

Propertia
Bali / Berawa

Modern Boho Style Villa in Berawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
100 m²
Land Plot
100 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 8.4% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$16K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$2,497/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$253/night
50% ($127)Brixfox estimate($253/night)200% ($506)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$29,965
Airbnb data$253/night · 47% occupancy
Rental income
$253/night · 47% occ.
$43,703
Running costs (20%)
Utilities, cleaning, maintenance
-$8,741
Income tax (10%)
Indonesian rental income tax
-$4,370
Property tax
Annual property tax
-$627
Net income
8.4% ROI
$29,965

Long-Term Rental

Yearly income
$24,089
50 comps
Rental income
$3,561/mo
$34,181
Agency fee (10%)
Finder's fee per tenant
-$3,418
Vacancy (~8%)
1.5mo gap per tenancy
-$2,629
Income tax (10%)
Indonesian rental income tax
-$3,418
Property tax
Annual property tax
-$627
Net income
6.7% ROI
$24,089

Short-term rental earns 1.2x 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$358,025
BPHTB (freehold transfer tax)$17,901
Notary & registration$1,800
Legal / due diligence$3,580
Total acquisition costs$23,281
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,500
($0–$5,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$426,706

Gross yield (asking)

12.2%

True gross yield (all-in)

10.2%

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 30 years remaining.

$1.6M$1.2M$820K$410K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $358KPeak Capital Value: Yr 5 ($374K)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 11: 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 5Peak
Capital Value
$374K
+4%
25 years remaining
Rental Income
+$159K
Total Position
$533K
+49%
8.3%/yr
Year 10
Capital Value
$361K
+1%
20 years remaining
Rental Income
+$344K
Total Position
$704K
+97%
7.0%/yr
Year 15
Capital Value
$251K
-30%
15 years remaining
Rental Income
+$557K
Total Position
$808K
+126%
5.6%/yr
Year 20
Capital Value
$129K
-64%
10 years remaining
Rental Income
+$805K
Total Position
$935K
+161%
4.9%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$253 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $253 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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

30% occ.
5.2%
$1,565/mo
40% occ.
7.1%
$2,104/mo
47% occ.
8.4%
$2,497/mo
current
57% occ.
10.2%
$3,036/mo

Lease Timeline

30 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.