Stunning 3-Bedroom Villa in Berawa, Canggu, Bali

Stunning 3-Bedroom Villa in Berawa, Canggu, Bali

Bali, Bali

$574k

Price

6.5%

ROI

3

Bedrooms

60%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 205 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $255

Investment Analysis

This 3 bedroom villa is located in Berawa, Canggu, set on 200 sqm of land with 205 sqm of building size. Offering a two level layout with enclosed living and private pool, the property is suitable for residential use or rental investment in one of Canggu’s most established and high demand areas.

Villas of Bali
Bali / Berawa
Commercial Zone

Stunning 3-Bedroom Villa in Berawa, Canggu, Bali

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
205 m²
Land Plot
200 m²
Tenure
Lease 31yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.6% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$38K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$3,163/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
15.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$255/night
50% ($128)Brixfox estimate($255/night)200% ($510)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$37,959
Airbnb data$255/night · 60% occupancy
Rental income
$255/night · 60% occ.
$55,662
Running costs (20%)
Utilities, cleaning, maintenance
-$11,132
Income tax (10%)
Indonesian rental income tax
-$5,566
Property tax
Annual property tax
-$1,005
Net income
6.6% ROI
$37,959

Long-Term Rental

Yearly income
$18,958
50 comps
Rental income
$2,876/mo
$27,607
Agency fee (10%)
Finder's fee per tenant
-$2,761
Vacancy (~8%)
1.5mo gap per tenancy
-$2,124
Income tax (10%)
Indonesian rental income tax
-$2,761
Property tax
Annual property tax
-$1,005
Net income
3.3% ROI
$18,958

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$2.2M$1.6M$1.1M$546K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $574KPeak Capital Value: Yr 6 ($617K)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 13: 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
$612K
+7%
26 years remaining
Rental Income
+$202K
Total Position
$814K
+42%
7.2%/yr
Year 10
Capital Value
$602K
+5%
21 years remaining
Rental Income
+$435K
Total Position
$1.0M
+81%
6.1%/yr
Year 15
Capital Value
$456K
-21%
16 years remaining
Rental Income
+$706K
Total Position
$1.2M
+102%
4.8%/yr
Year 20
Capital Value
$259K
-55%
11 years remaining
Rental Income
+$1.0M
Total Position
$1.3M
+123%
4.1%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$255 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
31 years remaining on lease

Top Highlights

Premium nightly rate of $255 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — 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

40% occ.
4.3%
$2,076/mo
50% occ.
5.5%
$2,620/mo
60% occ.
6.6%
$3,163/mo
current
70% occ.
7.7%
$3,707/mo

Lease Timeline

31 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.