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

4.6%

ROI

1

Bedrooms

57%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 80 m²
Est. Revenue: $20k/yr
Avg Nightly Rate: $96

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 — short-term rental yields 4.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+5.7%
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
4.8%
$1,122/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
27 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$96/night
50% ($48)Brixfox estimate($96/night)200% ($191)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$13,460
Airbnb data$96/night · 57% occupancy
Rental income
$96/night · 57% occ.
$19,929
Running costs (20%)
Utilities, cleaning, maintenance
-$3,986
Income tax (10%)
Indonesian rental income tax
-$1,993
Property tax
Annual property tax
-$490
Net income
4.8% ROI
$13,460

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

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$736K$552K$368K$184K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $280KPeak Capital Value: Yr 5 ($292K)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 17: 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
+$71K
Total Position
$364K
+30%
5.4%/yr
Year 10
Capital Value
$282K
+1%
20 years remaining
Rental Income
+$154K
Total Position
$437K
+56%
4.5%/yr
Year 15
Capital Value
$196K
-30%
15 years remaining
Rental Income
+$250K
Total Position
$447K
+60%
3.2%/yr
Year 20
Capital Value
$101K
-64%
10 years remaining
Rental Income
+$362K
Total Position
$463K
+65%
2.5%/yr

Location

Bali

Canggu - Berawa, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.8% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Average
$96 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 4.8% is near the market average — model your cashflow carefully
Occupancy at 57% — 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

37% occ.
3.1%
$714/mo
47% occ.
3.9%
$918/mo
57% occ.
4.8%
$1,122/mo
current
67% occ.
5.7%
$1,325/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.