Luxury 1 Bedroom Apartment for Sale Leasehold in Berawa, Bali – 200m to Beach

Luxury 1 Bedroom Apartment for Sale Leasehold in Berawa, Bali – 200m to Beach

Canggu, Bali

$230k

Price

1

Bedrooms

68%

Occupancy

1 Bathrooms
Ownership: Leasehold
Est. Revenue: $23k/yr
Avg Nightly Rate: $92

Cost to reproduce & long-term let

Long-term rental alternative: ~$11k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Canggu

  • Expected occupancy of 68% compares with a 66% median across 1373 tracked Canggu villas.
  • Its expected nightly rate of $92 sits below the Canggu median of $117.
  • Brixfox ranks its projected net yield in the top half of the 1369 live Canggu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Stunning 1BR apartment for sale in Berawa, 200m from the beach. Mezzanine bedroom & resort facilities. From $300K USD / 33 yrs. Code: IPB00193

Price
$230,000
ReportInquire
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Luxury 1 Bedroom Apartment for Sale Leasehold in Berawa, Bali – 200m to Beach

Canggu · Berawa · Ref BF-562854Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$230,000
Listed 113 days ago
Net yield
4.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 31 yrs, with no resale value
Inquire about this property
  • 57% above the Canggu median for 1-bedroom apartments
  • 31-year lease · 0.9% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

This Berawa apartment nets 4.1% on the $238,282 all-in cost, based on 95 nearby Airbnb comparables with high confidence, scoring 81/100.

Why
Strengths
  • •Net yield of 4.1% is backed by 95 nearby Airbnb comparables with high confidence
  • •Short-term letting projects 1.5 points above the 2.6% long-term let alternative
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold with 31 years remaining; the villa returns to the landowner with no resale value at lease end
  • •Occupancy assumed at 68% against a $92 average daily rate to reach the $22,675 revenue figure
  • •Gross yield of 9.5% on all-in cost falls to a 4.1% net yield once local costs and tax are applied

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 12 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Brixfox Score 81 · B+· top 50% Leasehold · 31 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 31 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
4.1%
$9,802 net operating income /yr
Gross yield · all-in basis
9.5%
−5.4 pts in operating costs & local taxes
After lease amortisation:0.9%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 24.3 of 31 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Canggu — live calendar data.

Found on Airbnb

This exact apartment, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

10%booked
4.8rating
5reviews
$208asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Recently it was booked 10% of nights, and it asks $208/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$92
Expected booked rate (market-calibrated)
Expected occupancy
68%
Full-year estimate, market-calibrated
Projected annual revenue
$22,675
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.6% of price, auto-calculated
$3,682
PPAT notary (lease deed)$2,300
Legal due diligence$1,382
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$238,282
+3.6% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$22,675
Rental management
−$4,535
Booking channel fees
−$1,134
Utilities
−$1,134
Cleaning & laundry
−$1,134
Maintenance & repairs
−$1,134
Insurance
−$680
Guest supplies & consumables
−$454
Property tax (PBB)
−$402
PPh 4(2) final tax on rent
−$2,268
Net operating income
$9,802/yr
Net yield on all-in investment
4.1%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 31 yrs remaining−$7,687/yr
Net yield after lease amortisation0.9%
Payback vs remaining term24.3 yrs of 31 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$11k/yr gross rent2.6% net yieldMedium confidence

Short-term letting projected to outperform long-term by 1.5 points.

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The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Canggu · Berawa

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B+
LocationStrong
Premium area with high rental demand
Rental YieldGood
4.1% net yield on all-in cost
OccupancyGood
68% average occupancy
Nightly RateAverage
$92 per night
Visual AppealStrong
8/10 visual appeal
Size & SpacePending
Interior area not listed
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
31 years remaining on lease
Prime location in Berawa — high tourist traffic
Stunning visuals (8/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
ADR of $92 limits revenue ceiling — consider repositioning potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy48%$6,7952.9%
-10 pts occupancy58%$8,2983.5%
Expected68%$9,8014.1%
+10 pts occupancy78%$11,3044.7%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway31 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback24.3 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This Berawa apartment nets 4.1% on the $238,282 all-in cost, based on 95 nearby Airbnb comparables with high confidence, scoring 81/100.

Strengths
  • •Net yield of 4.1% is backed by 95 nearby Airbnb comparables with high confidence
  • •Short-term letting projects 1.5 points above the 2.6% long-term let alternative
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold with 31 years remaining; the villa returns to the landowner with no resale value at lease end
  • •Occupancy assumed at 68% against a $92 average daily rate to reach the $22,675 revenue figure
  • •Gross yield of 9.5% on all-in cost falls to a 4.1% net yield once local costs and tax are applied

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.