Brand new two bedrooms villa for sale in Berawa

Brand new two bedrooms villa for sale in Berawa

Berawa, Bali

$160k

Price

24.3%

ROI

3

Bedrooms

62%

Occupancy

Ownership: Freehold
Build: 80 m²
Est. Revenue: $60k/yr
Avg Nightly Rate: $264

Investment Analysis

This brand new freehold real estate is located in peaceful area of Berawa just 10 minutes away from the beach. This villa features 2 en-suite bedrooms

Kibarer Property
Berawa / Berawa

Brand new two bedrooms villa for sale in Berawa

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
80 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 25.9% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+34.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$64K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
25.9%
$3,458/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.9 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$264/night
50% ($132)Brixfox estimate($264/night)200% ($528)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$41,493
Airbnb data$264/night · 62% occupancy
Rental income
$264/night · 62% occ.
$59,676
Running costs (20%)
Utilities, cleaning, maintenance
-$11,935
Income tax (10%)
Indonesian rental income tax
-$5,968
Property tax
Annual property tax
-$280
Net income
25.9% ROI
$41,493

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$159,900
BPHTB (freehold transfer tax)$7,995
Notary & registration$1,800
Legal / due diligence$1,599
Total acquisition costs$11,394
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$10,400
($6,400–$14,400)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,500
All-in investment$208,194

Gross yield (asking)

37.3%

True gross yield (all-in)

28.7%

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

Freehold — 7%/yr appreciation in Berawa.

$3.7M$2.8M$1.8M$917K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $160K
Capital appreciation
Property value growing at +7%/yr based on Berawa market trends.
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: rental income alone has repaid the full purchase price.
2x return
Year 3: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$224K
+40%
Rental Income
+$220K
Total Position
$445K
+178%
22.7%/yr
Year 10
Capital Value
$315K
+97%
Rental Income
+$476K
Total Position
$790K
+394%
17.3%/yr
Year 20
Capital Value
$619K
+287%
Rental Income
+$1.1M
Total Position
$1.7M
+984%
12.7%/yr
Year 30
Capital Value
$1.2M
+661%
Rental Income
+$2.0M
Total Position
$3.2M
+1896%
10.5%/yr

Location

Berawa

Berawa, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
25.9% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$264 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 25.9% — outperforms most villas in this market
Premium nightly rate of $264 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
17.5%
$2,334/mo
52% occ.
21.7%
$2,896/mo
62% occ.
25.9%
$3,458/mo
current
72% occ.
30.2%
$4,020/mo

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.