4 Bedroom Villa for Sale in Prime Berawa

4 Bedroom Villa for Sale in Prime Berawa

Bali, Bali

$525k

Price

10.1%

ROI

4

Bedrooms

61%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 600 m²
Est. Revenue: $78k/yr
Avg Nightly Rate: $348

Investment Analysis

Located in the heart of Berawa , Canggu, this spacious villa offers the perfect balance of comfort, convenience, and investment potential. With top schools, popular dining spots, and the beach just minutes away, it’s an ideal choice for family living or rental income.

Villas of Bali
Bali / Berawa

4 Bedroom Villa for Sale in Prime Berawa

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
0 m²
Land Plot
600 m²
Tenure
Lease 22yr
Yield Curve Status

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

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$97K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$4,464/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$348/night
50% ($174)Brixfox estimate($348/night)200% ($697)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$53,572
Airbnb data$348/night · 61% occupancy
Rental income
$348/night · 61% occ.
$77,843
Running costs (20%)
Utilities, cleaning, maintenance
-$15,569
Income tax (10%)
Indonesian rental income tax
-$7,784
Property tax
Annual property tax
-$918
Net income
10.2% ROI
$53,572

Long-Term Rental

Yearly income
$49,715
50 comps
Rental income
$7,294/mo
$70,025
Agency fee (10%)
Finder's fee per tenant
-$7,002
Vacancy (~8%)
1.5mo gap per tenancy
-$5,387
Income tax (10%)
Indonesian rental income tax
-$7,002
Property tax
Annual property tax
-$918
Net income
9.5% ROI
$49,715

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.9M$1.4M$941K$470K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $525KPeak 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
$428K
-18%
17 years remaining
Rental Income
+$284K
Total Position
$712K
+36%
6.3%/yr
Year 10
Capital Value
$261K
-50%
12 years remaining
Rental Income
+$614K
Total Position
$875K
+67%
5.3%/yr
Year 15
Capital Value
$111K
-79%
7 years remaining
Rental Income
+$996K
Total Position
$1.1M
+111%
5.1%/yr
Year 20
Capital Value
$23K
-96%
2 years remaining
Rental Income
+$1.4M
Total Position
$1.5M
+179%
5.3%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.2% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$348 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.2% — outperforms most Bali villas
Premium nightly rate of $348 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

41% occ.
6.8%
$2,980/mo
51% occ.
8.5%
$3,722/mo
61% occ.
10.2%
$4,464/mo
current
71% occ.
11.9%
$5,206/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.