STUNNING MODERN 2BR INVESTMENT GEM IN CENTRAL BERAWA

STUNNING MODERN 2BR INVESTMENT GEM IN CENTRAL BERAWA

Bali, Bali

$235k

Price

8.4%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 90 m²
Build: 130 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $174

Investment Analysis

Perfectly located in the Tegal Sari area of Berawa, this brand new 2-bedroom villa places you right on the edge of Berawa’s most exciting offerings. Just 5 minutes to Frestive, and 10 minutes from Berawa Beach, Finns Beach Club, and a wide range of cafés, gyms, and coworking spaces, this is an unbeatable spot for both lifestyle and short-term rental demand.

Propertia
Bali / Berawa
Commercial Zone

STUNNING MODERN 2BR INVESTMENT GEM IN CENTRAL BERAWA

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
130 m²
Land Plot
90 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 9.1% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$1,795/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$174/night
50% ($87)Brixfox estimate($174/night)200% ($349)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$21,546
Airbnb data$174/night · 49% occupancy
Rental income
$174/night · 49% occ.
$31,368
Running costs (20%)
Utilities, cleaning, maintenance
-$6,274
Income tax (10%)
Indonesian rental income tax
-$3,137
Property tax
Annual property tax
-$412
Net income
9.1% ROI
$21,546

Long-Term Rental

Yearly income
$21,226
50 comps
Rental income
$3,117/mo
$29,925
Agency fee (10%)
Finder's fee per tenant
-$2,992
Vacancy (~8%)
1.5mo gap per tenancy
-$2,302
Income tax (10%)
Indonesian rental income tax
-$2,992
Property tax
Annual property tax
-$412
Net income
9.0% ROI
$21,226

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$903K$678K$452K$226K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $235KPeak Capital Value: NowPaid 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 10: 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
$228K
-3%
20 years remaining
Rental Income
+$114K
Total Position
$342K
+45%
7.7%/yr
Year 10
Capital Value
$158K
-33%
15 years remaining
Rental Income
+$247K
Total Position
$405K
+72%
5.6%/yr
Year 15
Capital Value
$82K
-65%
10 years remaining
Rental Income
+$401K
Total Position
$482K
+105%
4.9%/yr
Year 20
Capital Value
$24K
-90%
5 years remaining
Rental Income
+$579K
Total Position
$603K
+156%
4.8%/yr

Location

Bali

Berawa, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$174 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
90 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 9.1% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — factor in seasonal gaps

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.
5.5%
$1,079/mo
40% occ.
7.4%
$1,450/mo
49% occ.
9.1%
$1,795/mo
current
59% occ.
11.0%
$2,166/mo

Lease Timeline

25 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.