TROPICAL ELEGANCE IN BERAWA

TROPICAL ELEGANCE IN BERAWA

Bali, Bali

$484k

Price

4.7%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 560 m²
Build: 197 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $248

Investment Analysis

Nestled in the heart of Berawa, this stunning modern tropical villa offers a serene retreat just minutes from the vibrant energy of Canggu. Designed for comfort and style, this single-level home features three spacious bedrooms, each with its own ensuite bathroom, plus an additional guest powder room. The lush private garden and inviting swimming pool create the perfect outdoor oasis, offering a seamless blend of tranquility and modern living.

Propertia
Bali / Berawa

TROPICAL ELEGANCE IN BERAWA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
197 m²
Land Plot
560 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.9% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+4.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$39K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$2,642/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$248/night
50% ($124)Brixfox estimate($248/night)200% ($497)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$31,700
Airbnb data$248/night · 51% occupancy
Rental income
$248/night · 51% occ.
$46,495
Running costs (20%)
Utilities, cleaning, maintenance
-$9,299
Income tax (10%)
Indonesian rental income tax
-$4,649
Property tax
Annual property tax
-$847
Net income
6.6% ROI
$31,700

Long-Term Rental

Yearly income
$52,880
50 comps
Rental income
$7,740/mo
$74,304
Agency fee (10%)
Finder's fee per tenant
-$7,430
Vacancy (~8%)
1.5mo gap per tenancy
-$5,716
Income tax (10%)
Indonesian rental income tax
-$7,430
Property tax
Annual property tax
-$847
Net income
10.9% ROI
$52,880

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$483,889
BPHTB (freehold transfer tax)$24,194
Notary & registration$1,800
Legal / due diligence$4,839
Total acquisition costs$30,833
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,925
($0–$9,850)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$562,547

Gross yield (asking)

9.6%

True gross yield (all-in)

8.3%

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 24 years remaining.

$1.3M$941K$627K$314K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $484KPeak 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 13: 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
$445K
-8%
19 years remaining
Rental Income
+$168K
Total Position
$613K
+27%
4.9%/yr
Year 10
Capital Value
$299K
-38%
14 years remaining
Rental Income
+$363K
Total Position
$662K
+37%
3.2%/yr
Year 15
Capital Value
$147K
-70%
9 years remaining
Rental Income
+$590K
Total Position
$737K
+52%
2.8%/yr
Year 20
Capital Value
$40K
-92%
4 years remaining
Rental Income
+$852K
Total Position
$892K
+84%
3.1%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$248 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
560 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Premium nightly rate of $248 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 560 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
3.9%
$1,584/mo
41% occ.
5.2%
$2,113/mo
51% occ.
6.6%
$2,642/mo
current
61% occ.
7.9%
$3,170/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.