OFFPLAN 1-2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2901

OFFPLAN 1-2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2901

Bali, Bali

$280k

Price

3.4%

ROI

1

Bedrooms

37%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 80 m²
Est. Revenue: $14k/yr
Avg Nightly Rate: $105

Investment Analysis

Located in the heart of Berawa, Canggu, just 1 km from the beach, this villa enjoys a prime lifestyle location. Only 5 minutes to Café del Mar, 6 minutes to Finns Beach Club and Berawa Beach, and moments from the vibrant Berawa Road, home to some of the area’s most popular cafés, restaurants, and boutiques.

Bali Exception
Bali / Canggu - Berawa
Commercial Zone

OFFPLAN 1-2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2901

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
80 m²
Land Plot
150 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — long-term rental yields 3.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.3%
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
3.4%
$796/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
29 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$105/night
50% ($53)Brixfox estimate($105/night)200% ($211)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$9,547
Airbnb data$105/night · 37% occupancy
Rental income
$105/night · 37% occ.
$14,338
Running costs (20%)
Utilities, cleaning, maintenance
-$2,868
Income tax (10%)
Indonesian rental income tax
-$1,434
Property tax
Annual property tax
-$490
Net income
3.4% ROI
$9,547

Long-Term Rental

Yearly income
$10,842
50 comps
Rental income
$1,632/mo
$15,671
Agency fee (10%)
Finder's fee per tenant
-$1,567
Vacancy (~8%)
1.5mo gap per tenancy
-$1,205
Income tax (10%)
Indonesian rental income tax
-$1,567
Property tax
Annual property tax
-$490
Net income
3.9% ROI
$10,842

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$280,000
BPHTB (freehold transfer tax)$14,000
Notary & registration$1,800
Legal / due diligence$2,800
Total acquisition costs$18,600
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,000
($0–$4,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,300
All-in investment$326,900

Gross yield (asking)

5.1%

True gross yield (all-in)

4.4%

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.

$522K$392K$261K$131K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $280KPeak Capital Value: Yr 5 ($292K)Paid back
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 22: 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
$292K
+4%
25 years remaining
Rental Income
+$51K
Total Position
$343K
+22%
4.1%/yr
Year 10
Capital Value
$282K
+1%
20 years remaining
Rental Income
+$109K
Total Position
$392K
+40%
3.4%/yr
Year 15
Capital Value
$196K
-30%
15 years remaining
Rental Income
+$178K
Total Position
$374K
+34%
1.9%/yr
Year 20
Capital Value
$101K
-64%
10 years remaining
Rental Income
+$257K
Total Position
$358K
+28%
1.2%/yr

Location

Bali

Canggu - Berawa, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
3.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Average
$105 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Canggu - Berawa — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Yield of 3.4% is near the market average — model your cashflow carefully
Occupancy at 37% — 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.
2.7%
$633/mo
40% occ.
3.7%
$857/mo
37% occ.
3.4%
$796/mo
current
47% occ.
4.4%
$1,020/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.