STUNNING TWIN VILLA RETREAT IN BERAWA

STUNNING TWIN VILLA RETREAT IN BERAWA

Bali, Bali

$309k

Price

26.9%

ROI

7

Bedrooms

49%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 400 m²
Est. Revenue: $124k/yr
Avg Nightly Rate: $692

Investment Analysis

Tucked away in the prime location of Berawa, these exceptional villas offer an unparalleled blend of modern design, luxury, and investment potential.

Propertia
Bali / Berawa
Commercial Zone

STUNNING TWIN VILLA RETREAT IN BERAWA

Inventory
7 Beds
Bathrooms
7 Baths
Built Area
400 m²
Land Plot
500 m²
Tenure
Lease 12yr
Yield Curve Status

Grade B investment — long-term rental yields 30.0% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-11.5%
-$177K in 5yr (-57%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
27.9%
$7,170/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$692/night
50% ($346)Brixfox estimate($692/night)200% ($1383)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$86,045
Airbnb data$692/night · 49% occupancy
Rental income
$692/night · 49% occ.
$123,693
Running costs (20%)
Utilities, cleaning, maintenance
-$24,739
Income tax (10%)
Indonesian rental income tax
-$12,369
Property tax
Annual property tax
-$540
Net income
27.9% ROI
$86,045

Long-Term Rental

Yearly income
$94,386
5 comps
Rental income
$13,675/mo
$131,280
Agency fee (10%)
Finder's fee per tenant
-$13,128
Vacancy (~8%)
1.5mo gap per tenancy
-$10,098
Income tax (10%)
Indonesian rental income tax
-$13,128
Property tax
Annual property tax
-$540
Net income
30.0% ROI
$94,386

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 12 years remaining.

$1.4M$1.1M$702K$351K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $309KPeak 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 4: 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
$131K
-57%
7 years remaining
Rental Income
+$457K
Total Position
$588K
+91%
13.8%/yr
Year 10
Capital Value
$28K
-91%
2 years remaining
Rental Income
+$986K
Total Position
$1.0M
+229%
12.6%/yr
Leasehold Alert
Only 12 years remaining — very difficult to resell. The best strategy is to maximise rental income and factor lease renewal (~$50–150K) into your ROI.

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
27.9% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$692 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
500 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Average
12 years remaining on lease

Top Highlights

High rental yield at 27.9% — outperforms most Bali villas
Premium nightly rate of $692 — 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 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.
17.0%
$4,373/mo
40% occ.
22.7%
$5,845/mo
49% occ.
27.9%
$7,170/mo
current
59% occ.
33.6%
$8,643/mo

Lease Timeline

12 years remaining
Illiquid Zone

Only 12 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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.