TURNKEY 4 BEDROOM FINISHED VILLA IN BERAWA

TURNKEY 4 BEDROOM FINISHED VILLA IN BERAWA

Bali, Bali

$586k

Price

8.9%

ROI

4

Bedrooms

58%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 304 m²
Est. Revenue: $78k/yr
Avg Nightly Rate: $369

Investment Analysis

This rarely available 4-bedroom villa is located in the heart of Berawa, just 5 minutes from the beach and within walking distance to popular cafes, restaurants, an international school, and everything else the area has to offer.

Propertia
Bali / Berawa
Commercial Zone

TURNKEY 4 BEDROOM FINISHED VILLA IN BERAWA

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
304 m²
Land Plot
300 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.1% net return annually.

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The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$25K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$4,471/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
10.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$369/night
50% ($185)Brixfox estimate($369/night)200% ($738)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$53,656
Airbnb data$369/night · 58% occupancy
Rental income
$369/night · 58% occ.
$78,117
Running costs (20%)
Utilities, cleaning, maintenance
-$15,623
Income tax (10%)
Indonesian rental income tax
-$7,812
Property tax
Annual property tax
-$1,026
Net income
9.1% ROI
$53,656

Long-Term Rental

Yearly income
$31,651
50 comps
Rental income
$4,707/mo
$45,192
Agency fee (10%)
Finder's fee per tenant
-$4,519
Vacancy (~8%)
1.5mo gap per tenancy
-$3,476
Income tax (10%)
Indonesian rental income tax
-$4,519
Property tax
Annual property tax
-$1,026
Net income
5.4% ROI
$31,651

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$2.9M$2.2M$1.5M$734K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $586KPeak Capital Value: Yr 5 ($612K)Paid 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 10: 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 5Peak
Capital Value
$612K
+4%
25 years remaining
Rental Income
+$285K
Total Position
$897K
+53%
8.9%/yr
Year 10
Capital Value
$591K
+1%
20 years remaining
Rental Income
+$615K
Total Position
$1.2M
+106%
7.5%/yr
Year 15
Capital Value
$411K
-30%
15 years remaining
Rental Income
+$998K
Total Position
$1.4M
+140%
6.0%/yr
Year 20
Capital Value
$212K
-64%
10 years remaining
Rental Income
+$1.4M
Total Position
$1.7M
+182%
5.3%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$369 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
300 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 9.1% — outperforms most Bali villas
Premium nightly rate of $369 — positioned in the top tier
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
5.9%
$2,900/mo
48% occ.
7.5%
$3,686/mo
58% occ.
9.1%
$4,471/mo
current
68% occ.
10.8%
$5,257/mo

Lease Timeline

30 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.