Luxury Family Villa for Sale – Walking Distance to Berawa Beach & International Schools

Luxury Family Villa for Sale – Walking Distance to Berawa Beach & International Schools

Bali, Bali

$722k

Price

11.7%

ROI

5

Bedrooms

41%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 650 m²
Build: 400 m²
Est. Revenue: $106k/yr
Avg Nightly Rate: $718

Investment Analysis

This 5 bedroom villa is located in Berawa, Canggu, set on 650 sqm of land within a secure gated compound. Featuring 400 sqm of building size, a separate private bungalow, spacious garden, and flexible open or enclosed living, the property is ideal for families or investors seeking a prime location close to beach and schools.

Villas of Bali
Bali / Berawa

Luxury Family Villa for Sale – Walking Distance to Berawa Beach & International Schools

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
400 m²
Land Plot
650 m²
Tenure
Lease 16yr
Yield Curve Status

Grade B investment — short-term rental yields 10.1% 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%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+1.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-8.6%
-$312K in 5yr (-43%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$6,087/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
9.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$718/night
50% ($359)Brixfox estimate($718/night)200% ($1435)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$73,044
Airbnb data$718/night · 41% occupancy
Rental income
$718/night · 41% occ.
$106,155
Running costs (20%)
Utilities, cleaning, maintenance
-$21,231
Income tax (10%)
Indonesian rental income tax
-$10,615
Property tax
Annual property tax
-$1,264
Net income
10.1% ROI
$73,044

Long-Term Rental

Yearly income
$58,600
50 comps
Rental income
$8,624/mo
$82,791
Agency fee (10%)
Finder's fee per tenant
-$8,279
Vacancy (~8%)
1.5mo gap per tenancy
-$6,369
Income tax (10%)
Indonesian rental income tax
-$8,279
Property tax
Annual property tax
-$1,264
Net income
8.1% ROI
$58,600

Short-term rental earns 1.2x more but requires active management.

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$722,222
BPHTB (freehold transfer tax)$36,111
Notary & registration$1,800
Legal / due diligence$7,222
Total acquisition costs$45,133
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,000
($0–$20,000)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$834,655

Gross yield (asking)

14.7%

True gross yield (all-in)

12.7%

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 16 years remaining.

$1.7M$1.3M$847K$423K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $722KPeak Capital Value: NowPaid back
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
$410K
-43%
11 years remaining
Rental Income
+$388K
Total Position
$798K
+11%
2.0%/yr
Year 10
Capital Value
$152K
-79%
6 years remaining
Rental Income
+$837K
Total Position
$990K
+37%
3.2%/yr
Year 15
Capital Value
$22K
-97%
1 years remaining
Rental Income
+$1.4M
Total Position
$1.4M
+91%
4.4%/yr
Leasehold Alert
With 16 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 1 years.

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$718 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
16 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Premium nightly rate of $718 — 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
Occupancy at 41% — 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

30% occ.
7.4%
$4,478/mo
40% occ.
10.0%
$6,006/mo
current
41% occ.
10.1%
$6,087/mo
current
51% occ.
12.7%
$7,615/mo

Lease Timeline

16 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 1 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.