OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2291

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2291

Bali, Bali

$284k

Price

6.7%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 127 m²
Build: 110 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $201

Investment Analysis

Located in the heart of Berawa, this villa has a convenient and strategic location within walking distance to FINNS Beach Club, Atlas Beach Fest, and Berawa Beach.This fully furnished villa sits on 127–130 sqm of land and features a modern design. The two-storey layout includes a fully equipped kitchen and…

Bali Exception
Bali / Berawa

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2291

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110 m²
Land Plot
127 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — long-term rental yields 11.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$8K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$1,951/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$201/night
50% ($100)Brixfox estimate($201/night)200% ($402)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$23,416
Airbnb data$201/night · 47% occupancy
Rental income
$201/night · 47% occ.
$34,161
Running costs (20%)
Utilities, cleaning, maintenance
-$6,832
Income tax (10%)
Indonesian rental income tax
-$3,416
Property tax
Annual property tax
-$497
Net income
8.2% ROI
$23,416

Long-Term Rental

Yearly income
$32,533
50 comps
Rental income
$4,758/mo
$45,680
Agency fee (10%)
Finder's fee per tenant
-$4,568
Vacancy (~8%)
1.5mo gap per tenancy
-$3,514
Income tax (10%)
Indonesian rental income tax
-$4,568
Property tax
Annual property tax
-$497
Net income
11.5% ROI
$32,533

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

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$283,951
BPHTB (freehold transfer tax)$14,198
Notary & registration$1,800
Legal / due diligence$2,840
Total acquisition costs$18,838
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,750
($0–$5,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$341,239

Gross yield (asking)

12.0%

True gross yield (all-in)

10.0%

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 29 years remaining.

$1.2M$913K$609K$304K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $284KPeak Capital Value: Yr 4 ($294K)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 5
Capital Value
$292K
+3%
24 years remaining
Rental Income
+$124K
Total Position
$417K
+47%
8.0%/yr
Year 10
Capital Value
$269K
-5%
19 years remaining
Rental Income
+$268K
Total Position
$537K
+89%
6.6%/yr
Year 15
Capital Value
$181K
-36%
14 years remaining
Rental Income
+$436K
Total Position
$616K
+117%
5.3%/yr
Year 20
Capital Value
$89K
-69%
9 years remaining
Rental Income
+$629K
Total Position
$718K
+153%
4.7%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$201 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
127 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $201 — 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.
5.3%
$1,242/mo
40% occ.
7.1%
$1,670/mo
47% occ.
8.2%
$1,951/mo
current
57% occ.
10.1%
$2,379/mo

Lease Timeline

29 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.