Exclusive Villa for Sale in Prime Berawa, Canggu

Exclusive Villa for Sale in Prime Berawa, Canggu

Bali, Bali

$340k

Price

9.4%

ROI

3

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 290 m²
Build: 150 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $284

Investment Analysis

This 3 bedroom villa is located in Berawa, Canggu, set on 290 sqm of land in a high demand residential area. Featuring flexible open or enclosed living, private pool, and full furnishings, the property is ideal for both personal residence and investment, with strong daily rental performance near beach and lifestyle venues.

Villas of Bali
Bali / Berawa

Exclusive Villa for Sale in Prime Berawa, Canggu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
290 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B investment — long-term rental yields 10.2% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
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
+2.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$132K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$2,788/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
10.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$284/night
50% ($142)Brixfox estimate($284/night)200% ($568)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$33,454
Airbnb data$284/night · 47% occupancy
Rental income
$284/night · 47% occ.
$48,641
Running costs (20%)
Utilities, cleaning, maintenance
-$9,728
Income tax (10%)
Indonesian rental income tax
-$4,864
Property tax
Annual property tax
-$594
Net income
9.9% ROI
$33,454

Long-Term Rental

Yearly income
$34,502
50 comps
Rental income
$5,056/mo
$48,537
Agency fee (10%)
Finder's fee per tenant
-$4,854
Vacancy (~8%)
1.5mo gap per tenancy
-$3,734
Income tax (10%)
Indonesian rental income tax
-$4,854
Property tax
Annual property tax
-$594
Net income
10.2% ROI
$34,502

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$339,506
BPHTB (freehold transfer tax)$16,975
Notary & registration$1,800
Legal / due diligence$3,395
Total acquisition costs$22,170
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,750
($0–$7,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$408,326

Gross yield (asking)

14.3%

True gross yield (all-in)

11.9%

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 17 years remaining.

$837K$628K$419K$209K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $340KPeak 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
$207K
-39%
12 years remaining
Rental Income
+$178K
Total Position
$385K
+13%
2.5%/yr
Year 10
Capital Value
$88K
-74%
7 years remaining
Rental Income
+$384K
Total Position
$472K
+39%
3.3%/yr
Year 15
Capital Value
$19K
-95%
2 years remaining
Rental Income
+$622K
Total Position
$641K
+89%
4.3%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$284 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $284 — 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 47% — 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.
6.2%
$1,765/mo
40% occ.
8.4%
$2,370/mo
47% occ.
9.9%
$2,788/mo
current
57% occ.
12.0%
$3,393/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.