2 bedrooms apartment in Central Berawa

2 bedrooms apartment in Central Berawa

Bali, Bali

$352k

Price

6.2%

ROI

2

Bedrooms

48%

Occupancy

Ownership: leasehold
Land: 110 m²
Build: 123 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $181

Investment Analysis

Located in the heart of Berawa, this modern tropical townhouse blends contemporary design with smart living features. With solar-powered technology, a private plunge pool, and premium furnishings, it offers a stylish lifestyle in one of Bali’s most vibrant areas. Perfect for couples, families, or digital nomads seeking both comfort and investment potential.

Villas of Bali
Bali / Central Berawa

2 bedrooms apartment in Central Berawa

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
123 m²
Land Plot
110 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — short-term rental yields 6.2% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$28K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$1,804/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$181/night
50% ($90)Brixfox estimate($181/night)200% ($362)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$21,652
Airbnb data$181/night · 48% occupancy
Rental income
$181/night · 48% occ.
$31,812
Running costs (20%)
Utilities, cleaning, maintenance
-$6,362
Income tax (10%)
Indonesian rental income tax
-$3,181
Property tax
Annual property tax
-$616
Net income
6.2% ROI
$21,652

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$351,852
BPHTB (freehold transfer tax)$17,593
Notary & registration$1,800
Legal / due diligence$3,519
Total acquisition costs$22,912
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,075
($0–$6,150)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$413,539

Gross yield (asking)

9.0%

True gross yield (all-in)

7.7%

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 24 years remaining.

$857K$643K$429K$214K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $352KPeak 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 14: 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
$324K
-8%
19 years remaining
Rental Income
+$115K
Total Position
$438K
+25%
4.5%/yr
Year 10
Capital Value
$217K
-38%
14 years remaining
Rental Income
+$248K
Total Position
$466K
+32%
2.8%/yr
Year 15
Capital Value
$107K
-70%
9 years remaining
Rental Income
+$403K
Total Position
$510K
+45%
2.5%/yr
Year 20
Capital Value
$29K
-92%
4 years remaining
Rental Income
+$582K
Total Position
$611K
+74%
2.8%/yr

Location

Bali

Central Berawa, Approximate area

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Airbnb Match Identified

Photo-verified · 95% confidence

Verified
OXO Townhouses Berawa-2BR Studio Deluxe Pool
View on Airbnb
Match

OXO Townhouses Berawa-2BR Studio Deluxe Pool

—Rating
31Reviews
$347/Night
View Airbnb Listing

Active Rental Income Detected

This villa is actively listed on Airbnb at $347/night with 31 reviews. This listing has a growing track record.

Airbnb Comp Analysis

No nearby Airbnb listings found

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$181 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.8%
$1,104/mo
40% occ.
5.1%
$1,489/mo
48% occ.
6.2%
$1,804/mo
current
58% occ.
7.5%
$2,189/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.