CLOSE TO THE BEACH 6 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2917

CLOSE TO THE BEACH 6 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2917

Bali, Bali

$670k

Price

11.1%

ROI

6

Bedrooms

40%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 400 m²
Est. Revenue: $125k/yr
Avg Nightly Rate: $851

Investment Analysis

CLOSE TO THE BEACH 6 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-860Welcome to your new Bali haven located in Berawa, only a 5-minute drive from the beach. This neighborhood is well known for its vibrant and cosmopolitan atmosphere, its trendy cafes, and boutiques, making it a favorite destination for travelers seeking both relaxation and excitement! Property Features Six Spacious Bedrooms: This three-story modern property consists of two identical 3-bedroom villas positioned side by side . Each villa is fully self-contained with its own private entrance, making it possible to rent them separately as two 3-bedroom villas, combine them into one spacious 6-bedroom residence, or live in one while renting out the other. Perfect for large families or investment, both villas are sold together as one complete package. Bright Living Area: Each villa features a tranquil and bright enclosed living room that can be closed off for privacy. Private Pools: Step outside to enjoy two private swimming pools , one for each villa, perfect for soaking up the sun. Fully Equipped Kitchens: Both villas come with their own fully equipped kitchen and dining area — truly two of everything for maximum comfort and flexibility. Stunning Views: From the upstairs balconies, take in breathtaking views of the rice paddies and a glimpse of the ocean. Why Invest in This Property? Scenic Views: Enjoy views of the rice paddies and ocean. Modern Design: Fully furnished with a modern and cozy design. Prime Location: Located close to the beach in a vibrant and cosmopolitan area. Key Information Leasehold Price: 670,000 USD Bali Exception is a real estate agency based in Umalas, Bali, and a registered member of the Indonesia Property Association (AREBI). For the most current information or personalized real estate services, please contact us directly. Property features Property ID BE-2917 Property Size 400 m² Land Area 200 m² Bedroom 6 Bathroom 6.5 Furnish Fully-Furnished Leasehold 31 Years Year Built 2025 Type Villa Area Canggu - Berawa Status Leasehold Label Ready Now + − Leaflet Inquire Now DOWNLOAD PDF Similar properties you may like WHATSAPP email us Bali Exception Support Bali Exception Team Hi, anything we can help? Please fill in the form below to chat with us on WhatsApp. 8:40 am ONLINE Bali Exception Support - Favourite List Bali Exception Team Hi, please fill in the form below and our team will get back to you regarding your favourite property. 8:40 am Bali Exception Support - Email Us Bali Exception Team Hi, please fill in the data below to contact us directly via e-mail. 8:40 am Bali Exception Support - WhatsApp Chat Bali Exception Team Hi, please fill in the data below to WhatsApp chat with our team directly. 8:40 am Bali Exception Support - Request Floorplan Bali Exception Team Hi, please fill in the data below and our team will get back to you with floorplan details. 8:40 am Bali Exception Support - Schedule Viewing Bali Exception Team Hi, please fill in the data below and our team will get back to you with viewing schedule. 8:40 am Bali Exception Support - ROI Estimation Bali Exception Team Hi, please fill in the data below and our team will get back to you with ROI estimation of this property. 8:40 am March April May June July August September October November December Mon Tue Wed Thu Fri Sat Sun 23 24 25 26 27 28 1 2 3 4 5

Bali Exception
Bali / Canggu - Berawa
Commercial Zone

CLOSE TO THE BEACH 6 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2917

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
400 m²
Land Plot
200 m²
Tenure
Lease 31yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.9% net return annually.

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The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+14.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$45K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.9%
$7,192/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$851/night
50% ($425)Brixfox estimate($851/night)200% ($1701)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$86,306
Airbnb data$851/night · 40% occupancy
Rental income
$851/night · 40% occ.
$124,970
Running costs (20%)
Utilities, cleaning, maintenance
-$24,994
Income tax (10%)
Indonesian rental income tax
-$12,497
Property tax
Annual property tax
-$1,172
Net income
12.9% ROI
$86,306

Long-Term Rental

Yearly income
$16,578
18 comps
Rental income
$2,557/mo
$24,549
Agency fee (10%)
Finder's fee per tenant
-$2,455
Vacancy (~8%)
1.5mo gap per tenancy
-$1,888
Income tax (10%)
Indonesian rental income tax
-$2,455
Property tax
Annual property tax
-$1,172
Net income
2.5% ROI
$16,578

Short-term rental earns 5.2x more but requires active management.

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$670,000
BPHTB (freehold transfer tax)$33,500
Notary & registration$1,800
Legal / due diligence$6,700
Total acquisition costs$42,000
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,000
($0–$20,000)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$786,500

Gross yield (asking)

18.7%

True gross yield (all-in)

15.9%

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 31 years remaining.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $670KPeak Capital Value: Yr 6 ($720K)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 8: 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
$715K
+7%
26 years remaining
Rental Income
+$458K
Total Position
$1.2M
+75%
11.8%/yr
Year 10
Capital Value
$702K
+5%
21 years remaining
Rental Income
+$989K
Total Position
$1.7M
+152%
9.7%/yr
Year 15
Capital Value
$532K
-21%
16 years remaining
Rental Income
+$1.6M
Total Position
$2.1M
+219%
8.0%/yr
Year 20
Capital Value
$303K
-55%
11 years remaining
Rental Income
+$2.3M
Total Position
$2.6M
+291%
7.1%/yr

Location

Bali

Canggu - Berawa, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.9% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$851 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
31 years remaining on lease

Top Highlights

Prime location in Canggu - Berawa — high tourist traffic
High rental yield at 12.9% — outperforms most villas in this market
Premium nightly rate of $851 — positioned in the top tier

Watch Out

Occupancy at 40% — factor in seasonal gaps
Compact plot at 200 m² — limited expansion potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.6%
$5,336/mo
40% occ.
12.8%
$7,147/mo
current
40% occ.
12.9%
$7,192/mo
current
50% occ.
16.1%
$9,003/mo

Lease Timeline

31 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.