2 BEDROOM VILLA IN THE PRIME AREA OF BERAWA

2 BEDROOM VILLA IN THE PRIME AREA OF BERAWA

Bali, Bali

$278k

Price

7.2%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 106 m²
Build: 162 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $185

Investment Analysis

Discover your slice of paradise in the heart of Berawa with this modern 2-bedroom freehold villa. Built on 1.06 are of land with a building size of 162 sqm, this two-story villa offers a perfect blend of comfort and style. Ideally located between Berawa and Canggu, you’re just minutes away from trendy cafes, top restaurants, Finns Beach Club, and Berawa Beach.

Propertia
Bali / Berawa

2 BEDROOM VILLA IN THE PRIME AREA OF BERAWA

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
162 m²
Land Plot
106 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — long-term rental yields 11.2% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$12K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$1,891/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$185/night
50% ($93)Brixfox estimate($185/night)200% ($371)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$22,696
Airbnb data$185/night · 49% occupancy
Rental income
$185/night · 49% occ.
$33,117
Running costs (20%)
Utilities, cleaning, maintenance
-$6,623
Income tax (10%)
Indonesian rental income tax
-$3,312
Property tax
Annual property tax
-$486
Net income
8.2% ROI
$22,696

Long-Term Rental

Yearly income
$31,036
50 comps
Rental income
$4,541/mo
$43,595
Agency fee (10%)
Finder's fee per tenant
-$4,359
Vacancy (~8%)
1.5mo gap per tenancy
-$3,353
Income tax (10%)
Indonesian rental income tax
-$4,359
Property tax
Annual property tax
-$486
Net income
11.2% ROI
$31,036

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

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$277,778
BPHTB (freehold transfer tax)$13,889
Notary & registration$1,800
Legal / due diligence$2,778
Total acquisition costs$18,467
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,050
($0–$8,100)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$335,995

Gross yield (asking)

11.9%

True gross yield (all-in)

9.9%

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 30 years remaining.

$1.2M$931K$621K$310K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $278KPeak Capital Value: Yr 5 ($290K)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 11: 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
$290K
+4%
25 years remaining
Rental Income
+$120K
Total Position
$410K
+48%
8.1%/yr
Year 10
Capital Value
$280K
+1%
20 years remaining
Rental Income
+$260K
Total Position
$540K
+94%
6.9%/yr
Year 15
Capital Value
$195K
-30%
15 years remaining
Rental Income
+$422K
Total Position
$617K
+122%
5.5%/yr
Year 20
Capital Value
$100K
-64%
10 years remaining
Rental Income
+$610K
Total Position
$710K
+156%
4.8%/yr

Location

Bali

Berawa, Approximate area

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Airbnb Match Identified

Photo-verified · 95% confidence

Verified
Central Berawa Canggu, Amazing Villa With own pool
View on Airbnb
Match

Central Berawa Canggu, Amazing Villa With own pool

—Rating
50Reviews
$142/Night
View Airbnb Listing

Active Rental Income Detected

This villa is actively listed on Airbnb at $142/night with 50 reviews. This is a well-established listing with strong booking history.

Airbnb Comp Analysis

No nearby Airbnb listings found

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$185 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
106 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
4.9%
$1,144/mo
40% occ.
6.6%
$1,539/mo
49% occ.
8.2%
$1,891/mo
current
59% occ.
9.9%
$2,286/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.