READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2604

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2604

Bali, Bali

$190k

Price

10.7%

ROI

1

Bedrooms

35%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 64 m²
Est. Revenue: $14k/yr
Avg Nightly Rate: $112

Investment Analysis

Located in the heart of Berawa, Canggu, this stylish loft villa sits just minutes from popular cafés, beach clubs, fitness studios, and Berawa Beach. Everything you need—dining, shopping, and daily conveniences—is within quick reach. Inside, the villa features a modern industrial design with high ceilings, large steel-framed windows, and a warm blend of wood and concrete elements. The open-plan living room flows seamlessly into the dining and kitchen area, while the spacious mezzanine bedroom overlooks the entire space, creating a bright and airy atmosphere. The outdoor area offers a private pool surrounded by clean minimalist walls and tropical plants, providing a refreshing view from both the living room and the upper bedroom level. A perfect home for those seeking a stylish, comfortable, and well-located living space in one of Bali’s most desirable areas.

Bali Exception
Bali / Berawa

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2604

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
64 m²
Land Plot
100 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — long-term rental yields 11.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+3.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$15K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$814/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$112/night
50% ($56)Brixfox estimate($112/night)200% ($225)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$9,763
Airbnb data$112/night · 35% occupancy
Rental income
$112/night · 35% occ.
$14,422
Running costs (20%)
Utilities, cleaning, maintenance
-$2,884
Income tax (10%)
Indonesian rental income tax
-$1,442
Property tax
Annual property tax
-$333
Net income
5.1% ROI
$9,763

Long-Term Rental

Yearly income
$21,071
50 comps
Rental income
$3,083/mo
$29,601
Agency fee (10%)
Finder's fee per tenant
-$2,960
Vacancy (~8%)
1.5mo gap per tenancy
-$2,277
Income tax (10%)
Indonesian rental income tax
-$2,960
Property tax
Annual property tax
-$333
Net income
11.1% ROI
$21,071

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$190,000
BPHTB (freehold transfer tax)$9,500
Notary & registration$1,800
Legal / due diligence$1,900
Total acquisition costs$13,200
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,600
($0–$3,200)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$233,300

Gross yield (asking)

7.6%

True gross yield (all-in)

6.2%

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 24 years remaining.

$387K$290K$193K$97K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $190KPeak 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 16: 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
$175K
-8%
19 years remaining
Rental Income
+$52K
Total Position
$227K
+19%
3.6%/yr
Year 10
Capital Value
$117K
-38%
14 years remaining
Rental Income
+$112K
Total Position
$229K
+21%
1.9%/yr
Year 15
Capital Value
$58K
-70%
9 years remaining
Rental Income
+$182K
Total Position
$239K
+26%
1.6%/yr
Year 20
Capital Value
$16K
-92%
4 years remaining
Rental Income
+$262K
Total Position
$278K
+46%
1.9%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Average
$112 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 35% — 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.
4.4%
$690/mo
40% occ.
5.9%
$929/mo
35% occ.
5.1%
$814/mo
current
45% occ.
6.6%
$1,053/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.