3 Bedroom Modern Villa for Sale in central Berawa

3 Bedroom Modern Villa for Sale in central Berawa

Bali, Bali

$389k

Price

6.3%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 196 m²
Build: 193 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $239

Investment Analysis

Two-storey modern villa less than 10 minutes to Berawa Beach—designed for bright, breezy living with an enclosed ground-floor great room opening to the pool, plus an upstairs terrace that adds a second outdoor lounge.

Villas of Bali
Bali / Canggu

3 Bedroom Modern Villa for Sale in central Berawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
193 m²
Land Plot
196 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.1% net return annually.

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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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$51K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$2,533/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$239/night
50% ($120)Brixfox estimate($239/night)200% ($478)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$30,392
Airbnb data$239/night · 51% occupancy
Rental income
$239/night · 51% occ.
$44,390
Running costs (20%)
Utilities, cleaning, maintenance
-$8,878
Income tax (10%)
Indonesian rental income tax
-$4,439
Property tax
Annual property tax
-$681
Net income
7.8% ROI
$30,392

Long-Term Rental

Yearly income
$35,561
50 comps
Rental income
$5,221/mo
$50,121
Agency fee (10%)
Finder's fee per tenant
-$5,012
Vacancy (~8%)
1.5mo gap per tenancy
-$3,855
Income tax (10%)
Indonesian rental income tax
-$5,012
Property tax
Annual property tax
-$681
Net income
9.1% ROI
$35,561

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

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$388,889
BPHTB (freehold transfer tax)$19,444
Notary & registration$1,800
Legal / due diligence$3,889
Total acquisition costs$25,133
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,825
($0–$9,650)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$461,747

Gross yield (asking)

11.4%

True gross yield (all-in)

9.6%

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 23 years remaining.

$1.1M$851K$567K$284K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $389KPeak 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 11: 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
$338K
-13%
18 years remaining
Rental Income
+$161K
Total Position
$499K
+28%
5.1%/yr
Year 10
Capital Value
$218K
-44%
13 years remaining
Rental Income
+$348K
Total Position
$566K
+46%
3.8%/yr
Year 15
Capital Value
$101K
-74%
8 years remaining
Rental Income
+$565K
Total Position
$666K
+71%
3.7%/yr
Year 20
Capital Value
$25K
-94%
3 years remaining
Rental Income
+$817K
Total Position
$842K
+116%
3.9%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
196 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $239 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 196 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

31% occ.
4.7%
$1,514/mo
41% occ.
6.2%
$2,024/mo
51% occ.
7.8%
$2,533/mo
current
61% occ.
9.4%
$3,042/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.