CENTER OF BERAWA PERFECT INVESTMENT VILLA

CENTER OF BERAWA PERFECT INVESTMENT VILLA

Bali, Bali

$256k

Price

11.9%

ROI

3

Bedrooms

60%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 143 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $206

Investment Analysis

Located in the highly sought-after Berawa area, this beautiful villa is just minutes from world-class cafes, restaurants, gyms, and Berawa Beach. Perfect for both living and investing, the location offers easy access to international schools, supermarkets, and the vibrant Canggu lifestyle scene.

Propertia
Bali / Berawa

CENTER OF BERAWA PERFECT INVESTMENT VILLA

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
143 m²
Land Plot
300 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B investment — long-term rental yields 12.6% net return annually.

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The Investment

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

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
-6.1%
-$78K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.1%
$2,594/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
8.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$206/night
50% ($103)Brixfox estimate($206/night)200% ($412)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$31,131
Airbnb data$206/night · 60% occupancy
Rental income
$206/night · 60% occ.
$45,114
Running costs (20%)
Utilities, cleaning, maintenance
-$9,023
Income tax (10%)
Indonesian rental income tax
-$4,511
Property tax
Annual property tax
-$449
Net income
12.1% ROI
$31,131

Long-Term Rental

Yearly income
$32,317
50 comps
Rental income
$4,720/mo
$45,315
Agency fee (10%)
Finder's fee per tenant
-$4,531
Vacancy (~8%)
1.5mo gap per tenancy
-$3,486
Income tax (10%)
Indonesian rental income tax
-$4,531
Property tax
Annual property tax
-$449
Net income
12.6% ROI
$32,317

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$962K$721K$481K$240K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $256KPeak 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 8: 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
$178K
-30%
15 years remaining
Rental Income
+$165K
Total Position
$344K
+34%
6.0%/yr
Year 10
Capital Value
$92K
-64%
10 years remaining
Rental Income
+$357K
Total Position
$449K
+75%
5.8%/yr
Year 15
Capital Value
$27K
-90%
5 years remaining
Rental Income
+$579K
Total Position
$606K
+136%
5.9%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.1% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$206 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

High rental yield at 12.1% — outperforms most Bali villas
Premium nightly rate of $206 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — 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

40% occ.
8.0%
$1,717/mo
50% occ.
10.1%
$2,156/mo
60% occ.
12.1%
$2,594/mo
current
70% occ.
14.2%
$3,033/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.