CAPTIVATING ECLECTIC FAMILY HOME IN BERAWA

CAPTIVATING ECLECTIC FAMILY HOME IN BERAWA

Bali, Bali

$651k

Price

4.1%

ROI

4

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 378 m²
Est. Revenue: $97k/yr
Avg Nightly Rate: $539

Investment Analysis

Located in the prime heart of Berawa, this captivating finished family villa offers a rare opportunity to step straight into Bali living without the wait. Set on 4 Are of land with a generous 378 sqm building size, the home provides both scale and privacy in one of the island’s most desirable neighborhoods.

Propertia
Bali / Berawa

CAPTIVATING ECLECTIC FAMILY HOME IN BERAWA

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
378 m²
Land Plot
400 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.2% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$120K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$5,535/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$539/night
50% ($270)Brixfox estimate($539/night)200% ($1079)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$66,421
Airbnb data$539/night · 49% occupancy
Rental income
$539/night · 49% occ.
$96,515
Running costs (20%)
Utilities, cleaning, maintenance
-$19,303
Income tax (10%)
Indonesian rental income tax
-$9,651
Property tax
Annual property tax
-$1,140
Net income
10.2% ROI
$66,421

Long-Term Rental

Yearly income
$42,724
50 comps
Rental income
$6,319/mo
$60,662
Agency fee (10%)
Finder's fee per tenant
-$6,066
Vacancy (~8%)
1.5mo gap per tenancy
-$4,666
Income tax (10%)
Indonesian rental income tax
-$6,066
Property tax
Annual property tax
-$1,140
Net income
6.6% ROI
$42,724

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$2.3M$1.7M$1.2M$583K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $651KPeak 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 9: 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
$531K
-18%
17 years remaining
Rental Income
+$353K
Total Position
$884K
+36%
6.3%/yr
Year 10
Capital Value
$324K
-50%
12 years remaining
Rental Income
+$761K
Total Position
$1.1M
+67%
5.2%/yr
Year 15
Capital Value
$138K
-79%
7 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+111%
5.1%/yr
Year 20
Capital Value
$29K
-96%
2 years remaining
Rental Income
+$1.8M
Total Position
$1.8M
+179%
5.3%/yr

Location

Bali

Berawa, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$539 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.2% — outperforms most Bali villas
Premium nightly rate of $539 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

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.
6.2%
$3,350/mo
40% occ.
8.3%
$4,498/mo
49% occ.
10.2%
$5,535/mo
current
59% occ.
12.3%
$6,683/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.