Modern Contemporary Villa in The Heart of Berawa

Modern Contemporary Villa in The Heart of Berawa

Bali, Bali

$488k

Price

7.6%

ROI

3

Bedrooms

60%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 275 m²
Build: 264 m²
Est. Revenue: $55k/yr
Avg Nightly Rate: $251

Investment Analysis

This thoughtfully designed family home blends modern tropical aesthetics with everyday functionality. Nestled in one of Berawa’s most sought-after neighborhoods, the villa offers the perfect balance of privacy and accessibility, just minutes from the beach, top-rated restaurants, international schools, and fitness centers.

Propertia
Bali / Berawa

Modern Contemporary Villa in The Heart of Berawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
264 m²
Land Plot
275 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 7.7% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$17K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$3,119/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$251/night
50% ($125)Brixfox estimate($251/night)200% ($502)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$37,433
Airbnb data$251/night · 60% occupancy
Rental income
$251/night · 60% occ.
$54,694
Running costs (20%)
Utilities, cleaning, maintenance
-$10,939
Income tax (10%)
Indonesian rental income tax
-$5,469
Property tax
Annual property tax
-$853
Net income
7.7% ROI
$37,433

Long-Term Rental

Yearly income
$32,318
50 comps
Rental income
$4,779/mo
$45,876
Agency fee (10%)
Finder's fee per tenant
-$4,588
Vacancy (~8%)
1.5mo gap per tenancy
-$3,529
Income tax (10%)
Indonesian rental income tax
-$4,588
Property tax
Annual property tax
-$853
Net income
6.6% ROI
$32,318

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.6M$1.2M$785K$392K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $488KPeak 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 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
$471K
-3%
20 years remaining
Rental Income
+$199K
Total Position
$670K
+37%
6.6%/yr
Year 10
Capital Value
$328K
-33%
15 years remaining
Rental Income
+$429K
Total Position
$757K
+55%
4.5%/yr
Year 15
Capital Value
$169K
-65%
10 years remaining
Rental Income
+$696K
Total Position
$865K
+77%
3.9%/yr
Year 20
Capital Value
$49K
-90%
5 years remaining
Rental Income
+$1.0M
Total Position
$1.1M
+116%
3.9%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$251 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
275 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $251 — 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 60% — 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

40% occ.
5.0%
$2,051/mo
50% occ.
6.4%
$2,585/mo
60% occ.
7.7%
$3,119/mo
current
70% occ.
9.0%
$3,653/mo

Lease Timeline

25 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.