CONTEMPORARY 2 BEDROOM VILLA WITH BEACH ACCESS FOR SALE LEASEHOLD IN BERAWA BE-680

CONTEMPORARY 2 BEDROOM VILLA WITH BEACH ACCESS FOR SALE LEASEHOLD IN BERAWA BE-680

Bali, Bali

$275k

Price

8.2%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 120 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $197

Investment Analysis

Nestled in the heart of Berawa, Canggu, this villa occupies a prime location, just a mere 100 meters from the pristine Berawa Beach. Enveloped by the vibrant energy of the neighborhood, it is surrounded by an array of cafes, restaurants, and beach clubs, creating a dynamic and lively atmosphere. This two-bedroom haven boasts ensuite bathrooms, ensuring the utmost privacy and comfort. The interiors are bright and airy, featuring high ceilings and expansive windows that invite natural light in. Step into a fully furnished space with a fully equipped kitchen and a spacious living area that seamlessly transitions from indoor to outdoor living. The allure continues outdoors, featuring a pool surrounded by a meticulously landscaped garden. Complete with a gazebo and lounge chairs, it offers the perfect setting for moments of tranquility or lively gatherings. With its unbeatable location, lavish amenities, and undeniable charm, this is a residence you won’t want to miss—an opportunity to own a piece of Berawa’s coastal paradise.

Bali Exception
Bali / Canggu - Berawa
Commercial Zone

CONTEMPORARY 2 BEDROOM VILLA WITH BEACH ACCESS FOR SALE LEASEHOLD IN BERAWA BE-680

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 m²
Land Plot
250 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — long-term rental yields 9.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$36K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$1,965/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$197/night
50% ($99)Brixfox estimate($197/night)200% ($395)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$23,585
Airbnb data$197/night · 48% occupancy
Rental income
$197/night · 48% occ.
$34,380
Running costs (20%)
Utilities, cleaning, maintenance
-$6,876
Income tax (10%)
Indonesian rental income tax
-$3,438
Property tax
Annual property tax
-$481
Net income
8.6% ROI
$23,585

Long-Term Rental

Yearly income
$25,451
50 comps
Rental income
$3,736/mo
$35,864
Agency fee (10%)
Finder's fee per tenant
-$3,586
Vacancy (~8%)
1.5mo gap per tenancy
-$2,759
Income tax (10%)
Indonesian rental income tax
-$3,586
Property tax
Annual property tax
-$481
Net income
9.3% ROI
$25,451

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$880K$660K$440K$220K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $275KPeak 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 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
$239K
-13%
18 years remaining
Rental Income
+$125K
Total Position
$364K
+32%
5.8%/yr
Year 10
Capital Value
$154K
-44%
13 years remaining
Rental Income
+$270K
Total Position
$424K
+54%
4.4%/yr
Year 15
Capital Value
$71K
-74%
8 years remaining
Rental Income
+$439K
Total Position
$510K
+85%
4.2%/yr
Year 20
Capital Value
$18K
-94%
3 years remaining
Rental Income
+$634K
Total Position
$651K
+137%
4.4%/yr

Location

Bali

Canggu - Berawa, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$197 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Canggu - Berawa — high tourist traffic
High rental yield at 8.6% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 250 m² — limited expansion potential

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

30% occ.
5.3%
$1,220/mo
40% occ.
7.2%
$1,640/mo
48% occ.
8.6%
$1,965/mo
current
58% occ.
10.4%
$2,385/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.