2 bedroom villa in Berawa (Type B)

2 bedroom villa in Berawa (Type B)

Bali, Bali

$278k

Price

6.8%

ROI

2

Bedrooms

56%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 126 m²
Build: 300 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $153

Investment Analysis

These townhouse-style villas are thoughtfully designed to blend Mediterranean charm with refined Asian elegance. Built with strong attention to detail and quality, the project offers a balanced lifestyle combining modern comfort, aesthetic harmony, and long-term value. The villas are positioned to overlook Bali’s iconic rice fields, creating a calm and desirable living environment.

Villas of Bali
Bali / Berawa

2 bedroom villa in Berawa (Type B)

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
300 m²
Land Plot
126 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — long-term rental yields 15.4% net return annually.

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The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$1,785/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$153/night
50% ($77)Brixfox estimate($153/night)200% ($306)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$21,425
Airbnb data$153/night · 56% occupancy
Rental income
$153/night · 56% occ.
$31,301
Running costs (20%)
Utilities, cleaning, maintenance
-$6,260
Income tax (10%)
Indonesian rental income tax
-$3,130
Property tax
Annual property tax
-$486
Net income
7.7% ROI
$21,425

Long-Term Rental

Yearly income
$42,827
50 comps
Rental income
$6,240/mo
$59,901
Agency fee (10%)
Finder's fee per tenant
-$5,990
Vacancy (~8%)
1.5mo gap per tenancy
-$4,608
Income tax (10%)
Indonesian rental income tax
-$5,990
Property tax
Annual property tax
-$486
Net income
15.4% ROI
$42,827

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$277,778
BPHTB (freehold transfer tax)$13,889
Notary & registration$1,800
Legal / due diligence$2,778
Total acquisition costs$18,467
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,500
($0–$15,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$33,500
All-in investment$337,245

Gross yield (asking)

11.3%

True gross yield (all-in)

9.3%

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 28 years remaining.

$1.1M$793K$529K$264K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $278KPeak Capital Value: Yr 3 ($285K)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 12: 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
$282K
+1%
23 years remaining
Rental Income
+$114K
Total Position
$396K
+42%
7.3%/yr
Year 10
Capital Value
$245K
-12%
18 years remaining
Rental Income
+$246K
Total Position
$491K
+77%
5.9%/yr
Year 15
Capital Value
$158K
-43%
13 years remaining
Rental Income
+$398K
Total Position
$556K
+100%
4.7%/yr
Year 20
Capital Value
$73K
-74%
8 years remaining
Rental Income
+$576K
Total Position
$649K
+134%
4.3%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
126 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
4.9%
$1,134/mo
46% occ.
6.3%
$1,460/mo
56% occ.
7.7%
$1,785/mo
current
66% occ.
9.1%
$2,111/mo

Lease Timeline

28 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.