Modern Tropical Villa Design in Berawa

Modern Tropical Villa Design in Berawa

Bali, Bali

$302k

Price

9.2%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 129 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $259

Investment Analysis

Situated in the heart of Berawa, this 3-bedroom villa seamlessly blends modern design with a Tropical Boho aesthetic, making it ideal for a vacation getaway or a lucrative rental investment.

Propertia
Bali / Berawa

Modern Tropical Villa Design in Berawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
129 m²
Land Plot
150 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 11.2% 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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$24K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$2,812/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$259/night
50% ($130)Brixfox estimate($259/night)200% ($518)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$33,739
Airbnb data$259/night · 52% occupancy
Rental income
$259/night · 52% occ.
$48,952
Running costs (20%)
Utilities, cleaning, maintenance
-$9,790
Income tax (10%)
Indonesian rental income tax
-$4,895
Property tax
Annual property tax
-$528
Net income
11.2% ROI
$33,739

Long-Term Rental

Yearly income
$32,201
50 comps
Rental income
$4,715/mo
$45,263
Agency fee (10%)
Finder's fee per tenant
-$4,526
Vacancy (~8%)
1.5mo gap per tenancy
-$3,482
Income tax (10%)
Indonesian rental income tax
-$4,526
Property tax
Annual property tax
-$528
Net income
10.7% ROI
$32,201

Short-term rental earns 1.0x 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$301,543
BPHTB (freehold transfer tax)$15,077
Notary & registration$1,800
Legal / due diligence$3,015
Total acquisition costs$19,892
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,225
($0–$6,450)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$367,560

Gross yield (asking)

16.2%

True gross yield (all-in)

13.3%

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 24 years remaining.

$1.3M$1.0M$668K$334K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $302KPeak 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 9: 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
$277K
-8%
19 years remaining
Rental Income
+$179K
Total Position
$456K
+51%
8.6%/yr
Year 10
Capital Value
$186K
-38%
14 years remaining
Rental Income
+$387K
Total Position
$573K
+90%
6.6%/yr
Year 15
Capital Value
$92K
-70%
9 years remaining
Rental Income
+$628K
Total Position
$719K
+139%
6.0%/yr
Year 20
Capital Value
$25K
-92%
4 years remaining
Rental Income
+$907K
Total Position
$932K
+209%
5.8%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$259 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 11.2% — outperforms most villas in this market
Premium nightly rate of $259 — 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 52% — 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

32% occ.
6.8%
$1,708/mo
42% occ.
9.0%
$2,260/mo
52% occ.
11.2%
$2,812/mo
current
62% occ.
13.4%
$3,363/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.