Modern 2 Bedroom Villa Prime Berawa

Modern 2 Bedroom Villa Prime Berawa

Bali, Bali

$222k

Price

12.1%

ROI

2

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 200 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $205

Investment Analysis

Modern, fully furnished two-storey villa in the heart of Berawa—just 5 minutes to the beach and a 3-minute walk to a vibrant dining/entertainment hub.

Villas of Bali
Bali / Berawa
Commercial Zone

Modern 2 Bedroom Villa Prime Berawa

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
170 m²
Tenure
Lease 15yr
Yield Curve Status

Grade B investment — short-term rental yields 12.4% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+2.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-9.7%
-$108K in 5yr (-48%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.4%
$2,293/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
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$205/night
50% ($102)Brixfox estimate($205/night)200% ($409)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$27,511
Airbnb data$205/night · 53% occupancy
Rental income
$205/night · 53% occ.
$39,857
Running costs (20%)
Utilities, cleaning, maintenance
-$7,971
Income tax (10%)
Indonesian rental income tax
-$3,986
Property tax
Annual property tax
-$389
Net income
12.4% ROI
$27,511

Long-Term Rental

Yearly income
$20,851
50 comps
Rental income
$3,060/mo
$29,374
Agency fee (10%)
Finder's fee per tenant
-$2,937
Vacancy (~8%)
1.5mo gap per tenancy
-$2,260
Income tax (10%)
Indonesian rental income tax
-$2,937
Property tax
Annual property tax
-$389
Net income
9.4% ROI
$20,851

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 15 years remaining.

$588K$441K$294K$147K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $222KPeak 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 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
$114K
-48%
10 years remaining
Rental Income
+$146K
Total Position
$261K
+17%
3.2%/yr
Year 10
Capital Value
$33K
-85%
5 years remaining
Rental Income
+$315K
Total Position
$349K
+57%
4.6%/yr
Leasehold Alert
With 15 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 0 years.

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.4% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$205 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
170 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
15 years remaining on lease

Top Highlights

High rental yield at 12.4% — outperforms most Bali villas
Premium nightly rate of $205 — 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 53% — 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

33% occ.
7.7%
$1,421/mo
43% occ.
10.0%
$1,857/mo
53% occ.
12.4%
$2,293/mo
current
63% occ.
14.7%
$2,728/mo

Lease Timeline

15 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 0 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.