TIMELESS MODERN TROPICAL 3-BEDROOM VILLAS IN PRIME BERAWA

TIMELESS MODERN TROPICAL 3-BEDROOM VILLAS IN PRIME BERAWA

Bali, Bali

$341k

Price

5.9%

ROI

3

Bedrooms

67%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 125 m²
Build: 203 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $123

Investment Analysis

Located in Berawa, one of Bali’s most sought-after areas, renowned for its vibrant lifestyle, trendy cafés, beach clubs, and world-class surf breaks. These 3-bedroom off-plan projects offer the unique opportunity to live in this dynamic neighborhood while enjoying peaceful surroundings framed by lush rice fields, perfectly balancing convenience and tranquility.

Propertia
Bali / Berawa

TIMELESS MODERN TROPICAL 3-BEDROOM VILLAS IN PRIME BERAWA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
203 m²
Land Plot
125 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — long-term rental yields 10.6% net return annually.

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The Investment

Brixfox Score36
GradeC
Brixfox Intelligence
36CModerate
Score Breakdown
ROI & Yield40%
Capital Growth38%
Risk Profile39%
Market Demand36%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$1,709/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$123/night
50% ($62)Brixfox estimate($123/night)200% ($247)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$20,507
Airbnb data$123/night · 67% occupancy
Rental income
$123/night · 67% occ.
$30,148
Running costs (20%)
Utilities, cleaning, maintenance
-$6,030
Income tax (10%)
Indonesian rental income tax
-$3,015
Property tax
Annual property tax
-$597
Net income
6.0% ROI
$20,507

Long-Term Rental

Yearly income
$36,184
50 comps
Rental income
$5,299/mo
$50,868
Agency fee (10%)
Finder's fee per tenant
-$5,087
Vacancy (~8%)
1.5mo gap per tenancy
-$3,913
Income tax (10%)
Indonesian rental income tax
-$5,087
Property tax
Annual property tax
-$597
Net income
10.6% ROI
$36,184

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.0M$759K$506K$253K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $341KPeak Capital Value: Yr 3 ($349K)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 14: 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
$346K
+1%
23 years remaining
Rental Income
+$109K
Total Position
$455K
+33%
5.9%/yr
Year 10
Capital Value
$301K
-12%
18 years remaining
Rental Income
+$235K
Total Position
$536K
+57%
4.6%/yr
Year 15
Capital Value
$194K
-43%
13 years remaining
Rental Income
+$381K
Total Position
$575K
+69%
3.5%/yr
Year 20
Capital Value
$90K
-74%
8 years remaining
Rental Income
+$551K
Total Position
$641K
+88%
3.2%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Good
$123 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

28+ year lease — strong tenure runway

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

47% occ.
4.2%
$1,184/mo
57% occ.
5.1%
$1,446/mo
67% occ.
6.0%
$1,709/mo
current
77% occ.
6.9%
$1,971/mo

Lease Timeline

28 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.