OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2289

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2289

Bali, Bali

$275k

Price

20.5%

ROI

3

Bedrooms

76%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 136 m²
Build: 245 m²
Est. Revenue: $86k/yr
Avg Nightly Rate: $313

Investment Analysis

Villa located in Berawa, just 5 minutes from Berawa Beach, Atlas Beach Club, and Finns. Walking distance to Baked, Nude Café, and surrounded by popular cafés and restaurants. Enjoy close proximity to spas, local shops, minimarkets, and gyms—offering the perfect blend of convenience and lifestyle.This two-level villa features 3 bedrooms with ensuite bathrooms, an enclosed layout with a sunken living room, dining area, and a fully equipped kitchen. The villa comes fully furnished and includes a cozy corner sitting area on the first floor—ideal for relaxing or reading. Step outside to your private pool with a lounge area, a mini garden with an additional lounge space, and a dedicated sauna room—designed for ultimate relaxation.

Bali Exception
Bali / Canggu - Berawa

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2289

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
245 m²
Land Plot
136 m²
Tenure
Lease 21yr
Yield Curve Status

Grade B+ investment — short-term rental yields 21.8% 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
+17.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$67K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.8%
$4,994/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$313/night
50% ($157)Brixfox estimate($313/night)200% ($626)
Occupancy
76%
10%Brixfox estimate(76%)100%

Short-Term Rental

Yearly income
$59,930
Airbnb data$313/night · 76% occupancy
Rental income
$313/night · 76% occ.
$86,302
Running costs (20%)
Utilities, cleaning, maintenance
-$17,260
Income tax (10%)
Indonesian rental income tax
-$8,630
Property tax
Annual property tax
-$481
Net income
21.8% ROI
$59,930

Long-Term Rental

Yearly income
$31,630
50 comps
Rental income
$4,626/mo
$44,409
Agency fee (10%)
Finder's fee per tenant
-$4,441
Vacancy (~8%)
1.5mo gap per tenancy
-$3,416
Income tax (10%)
Indonesian rental income tax
-$4,441
Property tax
Annual property tax
-$481
Net income
11.5% ROI
$31,630

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$2.0M$1.5M$988K$494K$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 5: 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
$208K
-24%
16 years remaining
Rental Income
+$318K
Total Position
$527K
+91%
13.9%/yr
Year 10
Capital Value
$118K
-57%
11 years remaining
Rental Income
+$687K
Total Position
$805K
+193%
11.3%/yr
Year 15
Capital Value
$44K
-84%
6 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+321%
10.1%/yr
Year 20
Capital Value
$6K
-98%
1 years remaining
Rental Income
+$1.6M
Total Position
$1.6M
+488%
9.3%/yr

Location

Bali

Canggu - Berawa, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
21.8% annual return
Occupancy
Strong
76% average occupancy
Nightly Rate
Strong
$313 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
136 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Canggu - Berawa — high tourist traffic
High rental yield at 21.8% — outperforms most Bali villas
Strong occupancy at 76% — consistent booking demand

Watch Out

Compact plot at 136 m² — limited expansion potential
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

56% occ.
16.0%
$3,661/mo
66% occ.
18.9%
$4,327/mo
76% occ.
21.8%
$4,994/mo
current
86% occ.
24.7%
$5,661/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.