Modern Balinese Family Home in Berawa

Modern Balinese Family Home in Berawa

Bali, Bali

$420k

Price

10.5%

ROI

4

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 470 m²
Build: 200 m²
Est. Revenue: $75k/yr
Avg Nightly Rate: $429

Investment Analysis

Located in Berawa, one of Canggu’s prime touristic areas, this family villablends Balinese style with rustic interiors and modern finishes.

Propertia
Bali / Berawa

Modern Balinese Family Home in Berawa

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
200 m²
Land Plot
470 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 12.3% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$14K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.3%
$4,300/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
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$429/night
50% ($215)Brixfox estimate($429/night)200% ($858)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$51,603
Airbnb data$429/night · 48% occupancy
Rental income
$429/night · 48% occ.
$74,768
Running costs (20%)
Utilities, cleaning, maintenance
-$14,954
Income tax (10%)
Indonesian rental income tax
-$7,477
Property tax
Annual property tax
-$735
Net income
12.3% ROI
$51,603

Long-Term Rental

Yearly income
$49,333
50 comps
Rental income
$7,213/mo
$69,242
Agency fee (10%)
Finder's fee per tenant
-$6,924
Vacancy (~8%)
1.5mo gap per tenancy
-$5,326
Income tax (10%)
Indonesian rental income tax
-$6,924
Property tax
Annual property tax
-$735
Net income
11.8% ROI
$49,333

Short-term rental earns 1.0x 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$419,753
BPHTB (freehold transfer tax)$20,988
Notary & registration$1,800
Legal / due diligence$4,198
Total acquisition costs$26,986
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$501,839

Gross yield (asking)

17.8%

True gross yield (all-in)

14.9%

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 25 years remaining.

$2.2M$1.6M$1.1M$541K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $420KPeak 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
$406K
-3%
20 years remaining
Rental Income
+$274K
Total Position
$679K
+62%
10.1%/yr
Year 10
Capital Value
$282K
-33%
15 years remaining
Rental Income
+$592K
Total Position
$874K
+108%
7.6%/yr
Year 15
Capital Value
$145K
-65%
10 years remaining
Rental Income
+$960K
Total Position
$1.1M
+163%
6.7%/yr
Year 20
Capital Value
$42K
-90%
5 years remaining
Rental Income
+$1.4M
Total Position
$1.4M
+240%
6.3%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$429 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
470 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 12.3% — outperforms most villas in this market
Premium nightly rate of $429 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

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.
7.7%
$2,680/mo
40% occ.
10.3%
$3,593/mo
48% occ.
12.3%
$4,300/mo
current
58% occ.
14.9%
$5,214/mo

Lease Timeline

25 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.