3 bedrooms homie villa in Berawa

3 bedrooms homie villa in Berawa

Bali, Bali

$389k

Price

5.9%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 473 m²
Build: 190 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $254

Investment Analysis

This villa in the heart of Berawa feels homie and inviting, making it perfect for long-term living. Designed with a blend of modern comfort and subtle traditional charm, the home sits in a quiet neighborhood with no surrounding construction, ensuring a peaceful residential environment.

Villas of Bali
Bali / Berawa

3 bedrooms homie villa in Berawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
190 m²
Land Plot
473 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 12.7% net return annually.

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The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$7K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$2,722/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$254/night
50% ($127)Brixfox estimate($254/night)200% ($508)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$32,662
Airbnb data$254/night · 51% occupancy
Rental income
$254/night · 51% occ.
$47,633
Running costs (20%)
Utilities, cleaning, maintenance
-$9,527
Income tax (10%)
Indonesian rental income tax
-$4,763
Property tax
Annual property tax
-$681
Net income
8.4% ROI
$32,662

Long-Term Rental

Yearly income
$49,533
50 comps
Rental income
$7,234/mo
$69,444
Agency fee (10%)
Finder's fee per tenant
-$6,944
Vacancy (~8%)
1.5mo gap per tenancy
-$5,342
Income tax (10%)
Indonesian rental income tax
-$6,944
Property tax
Annual property tax
-$681
Net income
12.7% ROI
$49,533

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.		$4,750
($0–$9,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$461,672

Gross yield (asking)

12.2%

True gross yield (all-in)

10.3%

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 26 years remaining.

$1.4M$1.1M$724K$362K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $389KPeak Capital Value: Yr 1 ($392K)Paid 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
$382K
-2%
21 years remaining
Rental Income
+$173K
Total Position
$556K
+43%
7.4%/yr
Year 10
Capital Value
$290K
-26%
16 years remaining
Rental Income
+$374K
Total Position
$664K
+71%
5.5%/yr
Year 15
Capital Value
$165K
-58%
11 years remaining
Rental Income
+$607K
Total Position
$772K
+99%
4.7%/yr
Year 20
Capital Value
$61K
-84%
6 years remaining
Rental Income
+$878K
Total Position
$939K
+141%
4.5%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$254 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
473 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $254 — 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 51% — 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

31% occ.
5.1%
$1,640/mo
41% occ.
6.7%
$2,181/mo
51% occ.
8.4%
$2,722/mo
current
61% occ.
10.1%
$3,263/mo

Lease Timeline

26 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.