BEAUTIFUL 1 BED LOFT IN PRIME OF BERAWA

BEAUTIFUL 1 BED LOFT IN PRIME OF BERAWA

Berawa, Bali

$135k

Price

5.2%

ROI

1

Bedrooms

32%

Occupancy

1 Bathrooms
Ownership: Freehold
Land: 59 m²
Build: 59 m²
Est. Revenue: $11k/yr
Avg Nightly Rate: $91

Investment Analysis

Located in the heart of Berawa, this modern 1-bedroom loft villa puts you right next to Bali’s most popular lifestyle attractions. Just minutes away, you’ll enjoy trendy cafes, international restaurants, gyms, supermarkets, and the iconic Berawa Beach. The unbeatable location makes this property ideal for personal living or as a high-performing investment. The villa’s loft-style […]

Propertia
Berawa / Berawa

BEAUTIFUL 1 BED LOFT IN PRIME OF BERAWA

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
59 m²
Land Plot
59 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.4% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$54K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$609/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.5 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$91/night
50% ($46)Brixfox estimate($91/night)200% ($183)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$7,309
Airbnb data$91/night · 32% occupancy
Rental income
$91/night · 32% occ.
$10,780
Running costs (20%)
Utilities, cleaning, maintenance
-$2,156
Income tax (10%)
Indonesian rental income tax
-$1,078
Property tax
Annual property tax
-$237
Net income
5.4% ROI
$7,309

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$135,300
BPHTB (freehold transfer tax)$6,765
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,065
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$7,670
($4,720–$10,620)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$15,900
All-in investment$168,935

Gross yield (asking)

8.0%

True gross yield (all-in)

6.4%

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

Freehold — 7%/yr appreciation in Berawa.

$1.6M$1.2M$792K$396K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $135K
Capital appreciation
Property value growing at +7%/yr based on Berawa market trends.
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 15: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$190K
+40%
Rental Income
+$39K
Total Position
$229K
+69%
11.1%/yr
Year 10
Capital Value
$266K
+97%
Rental Income
+$84K
Total Position
$350K
+159%
10.0%/yr
Year 20
Capital Value
$524K
+287%
Rental Income
+$196K
Total Position
$720K
+432%
8.7%/yr
Year 30
Capital Value
$1.0M
+661%
Rental Income
+$348K
Total Position
$1.4M
+918%
8.0%/yr

Location

Berawa

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Average
$91 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
59 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 32% — 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

30% occ.
5.0%
$563/mo
40% occ.
6.7%
$757/mo
32% occ.
5.4%
$609/mo
current
42% occ.
7.1%
$803/mo

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.