RICE FIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-816

RICE FIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-816

Bali, Bali

$890k

Price

5.3%

ROI

4

Bedrooms

49%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 350 m²
Build: 260 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $527

Investment Analysis

This stunning villa is located in Berawa, Canggu, a strategically positioned area close to cafes, restaurants, popular beach clubs, and only a 9-minute walking distance to Berawa Beach. Step into modern elegance as you enter this thoughtfully designed villa, where every detail exudes sophistication. With a sprawling land size of 350 sqm and a generous building size of 260 sqm, this spacious retreat features 4 bedrooms and 5 bathrooms, along with a living room, kitchen, and dining area, ensuring ample space for both relaxation and entertainment. The highlight of this villa is its exquisite outdoor area, featuring a pool with a picturesque rice field view, offering an incredible opportunity for investment with a promising ROI.

Bali Exception
Bali / Canggu
Long Lease

RICE FIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-816

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
260 m²
Land Plot
350 m²
Tenure
Lease 35yr
Yield Curve Status

Grade B+ investment — short-term rental yields 7.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$142K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$5,326/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$527/night
50% ($264)Brixfox estimate($527/night)200% ($1054)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$63,916
Airbnb data$527/night · 49% occupancy
Rental income
$527/night · 49% occ.
$93,534
Running costs (20%)
Utilities, cleaning, maintenance
-$18,707
Income tax (10%)
Indonesian rental income tax
-$9,353
Property tax
Annual property tax
-$1,558
Net income
7.2% ROI
$63,916

Long-Term Rental

Yearly income
$35,625
50 comps
Rental income
$5,356/mo
$51,422
Agency fee (10%)
Finder's fee per tenant
-$5,142
Vacancy (~8%)
1.5mo gap per tenancy
-$3,956
Income tax (10%)
Indonesian rental income tax
-$5,142
Property tax
Annual property tax
-$1,558
Net income
4.0% ROI
$35,625

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 35 years remaining.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $890KPeak Capital Value: Yr 10 ($1.1M)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 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
$1.0M
+16%
30 years remaining
Rental Income
+$339K
Total Position
$1.4M
+54%
9.0%/yr
Year 10Peak
Capital Value
$1.1M
+21%
25 years remaining
Rental Income
+$733K
Total Position
$1.8M
+103%
7.4%/yr
Year 15
Capital Value
$1.0M
+17%
20 years remaining
Rental Income
+$1.2M
Total Position
$2.2M
+150%
6.3%/yr
Year 20
Capital Value
$723K
-19%
15 years remaining
Rental Income
+$1.7M
Total Position
$2.4M
+174%
5.2%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$527 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
35 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $527 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
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

30% occ.
4.4%
$3,237/mo
40% occ.
5.9%
$4,359/mo
49% occ.
7.2%
$5,326/mo
current
59% occ.
8.7%
$6,449/mo

Lease Timeline

35 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.