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

14.6%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 136 m²
Build: 245 m²
Est. Revenue: $60k/yr
Avg Nightly Rate: $314

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 15.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.3%
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
15.1%
$3,468/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$314/night
50% ($157)Brixfox estimate($314/night)200% ($628)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$41,616
Airbnb data$314/night · 52% occupancy
Rental income
$314/night · 52% occ.
$60,140
Running costs (20%)
Utilities, cleaning, maintenance
-$12,028
Income tax (10%)
Indonesian rental income tax
-$6,014
Property tax
Annual property tax
-$481
Net income
15.1% ROI
$41,616

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 1.3x more but requires active management.

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$275,000
BPHTB (freehold transfer tax)$13,750
Notary & registration$1,800
Legal / due diligence$2,750
Total acquisition costs$18,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,125
($0–$12,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$342,325

Gross yield (asking)

21.9%

True gross yield (all-in)

17.6%

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 21 years remaining.

$1.4M$1.0M$686K$343K$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 7: 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
+$221K
Total Position
$429K
+56%
9.3%/yr
Year 10
Capital Value
$118K
-57%
11 years remaining
Rental Income
+$477K
Total Position
$596K
+117%
8.0%/yr
Year 15
Capital Value
$44K
-84%
6 years remaining
Rental Income
+$774K
Total Position
$818K
+197%
7.5%/yr
Year 20
Capital Value
$6K
-98%
1 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+309%
7.3%/yr

Location

Bali

Canggu - Berawa, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
15.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$314 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 15.1% — outperforms most villas in this market
Premium nightly rate of $314 — positioned in the top tier

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 136 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

32% occ.
9.3%
$2,131/mo
42% occ.
12.2%
$2,800/mo
52% occ.
15.1%
$3,468/mo
current
62% occ.
18.0%
$4,136/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.