EXCLUSIVE FREEHOLD LUXURY VILLA ESTATE NEAR BERAWA BEACH

EXCLUSIVE FREEHOLD LUXURY VILLA ESTATE NEAR BERAWA BEACH

Berawa, Bali

$3.0M

Price

5.3%

ROI

8

Bedrooms

63%

Occupancy

8 Bathrooms
Ownership: Freehold
Land: 700 m²
Build: 700 m²
Est. Revenue: $240k/yr
Avg Nightly Rate: $1044

Investment Analysis

Located in one of Berawa’s most desirable areas, this exceptional estate offers a secluded tropical sanctuary just moments from cafes, beach clubs, and international schools, delivering a rare balance of privacy and connectivity. Occupying an impressive 36 Are of freehold land, the estate is composed of over ten meticulously curated traditional Indonesian teakwood structures, anchored […]

Propertia
Berawa / Berawa

EXCLUSIVE FREEHOLD LUXURY VILLA ESTATE NEAR BERAWA BEACH

Inventory
8 Beds
Bathrooms
8 Baths
Built Area
700 m²
Land Plot
700 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.4% net return annually.

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The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+13.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$1.2M in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$13,578/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.7 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$1,044/night
50% ($522)Brixfox estimate($1,044/night)200% ($2089)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$162,930
Airbnb data$1,044/night · 63% occupancy
Rental income
$1,044/night · 63% occ.
$240,368
Running costs (20%)
Utilities, cleaning, maintenance
-$48,074
Income tax (10%)
Indonesian rental income tax
-$24,037
Property tax
Annual property tax
-$5,327
Net income
5.4% ROI
$162,930

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$3,044,250
BPHTB (freehold transfer tax)$152,213
Notary & registration$1,800
Legal / due diligence$30,443
Total acquisition costs$184,456
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$17,500
($0–$35,000)
Furnishing & STR launch
8bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$78,900
All-in investment$3,325,106

Gross yield (asking)

7.9%

True gross yield (all-in)

7.2%

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

Freehold — 7%/yr appreciation in Berawa.

$35.6M$26.7M$17.8M$8.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.0M
Capital appreciation
Property value growing at +7%/yr based on Berawa market trends.
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 16: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+40%
Rental Income
+$865K
Total Position
$5.1M
+69%
11.0%/yr
Year 10
Capital Value
$6.0M
+97%
Rental Income
+$1.9M
Total Position
$7.9M
+158%
9.9%/yr
Year 20
Capital Value
$11.8M
+287%
Rental Income
+$4.4M
Total Position
$16.2M
+431%
8.7%/yr
Year 30
Capital Value
$23.2M
+661%
Rental Income
+$7.8M
Total Position
$30.9M
+916%
8.0%/yr

Location

Berawa

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$1044 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1044 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 700 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

43% occ.
3.6%
$9,130/mo
53% occ.
4.5%
$11,354/mo
63% occ.
5.4%
$13,577/mo
current
73% occ.
6.2%
$15,801/mo

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.