STUNNING TROPICAL MODERN VILLA IN THE HEART OF BERAWA

STUNNING TROPICAL MODERN VILLA IN THE HEART OF BERAWA

Bali, Bali

$377k

Price

8.0%

ROI

3

Bedrooms

65%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 104 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $185

Investment Analysis

Located in the heart of Berawa, this beautiful finished villa offers a very desirable lifestyle just minutes away from the beach, popular restaurants, international schools, boutiques, and gyms.

Propertia
Bali / Berawa

STUNNING TROPICAL MODERN VILLA IN THE HEART OF BERAWA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
104 m²
Land Plot
300 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — long-term rental yields 9.3% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
-0.0%
-$397 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$2,513/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$185/night
50% ($93)Brixfox estimate($185/night)200% ($371)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$30,161
Airbnb data$185/night · 65% occupancy
Rental income
$185/night · 65% occ.
$44,030
Running costs (20%)
Utilities, cleaning, maintenance
-$8,806
Income tax (10%)
Indonesian rental income tax
-$4,403
Property tax
Annual property tax
-$661
Net income
8.0% ROI
$30,161

Long-Term Rental

Yearly income
$35,005
50 comps
Rental income
$5,138/mo
$49,325
Agency fee (10%)
Finder's fee per tenant
-$4,932
Vacancy (~8%)
1.5mo gap per tenancy
-$3,794
Income tax (10%)
Indonesian rental income tax
-$4,932
Property tax
Annual property tax
-$661
Net income
9.3% ROI
$35,005

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.4M$1.1M$706K$353K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $377KPeak Capital Value: Yr 2 ($383K)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 11: 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
$377K
-0%
22 years remaining
Rental Income
+$160K
Total Position
$537K
+42%
7.3%/yr
Year 10
Capital Value
$308K
-19%
17 years remaining
Rental Income
+$346K
Total Position
$653K
+73%
5.6%/yr
Year 15
Capital Value
$188K
-50%
12 years remaining
Rental Income
+$561K
Total Position
$749K
+98%
4.7%/yr
Year 20
Capital Value
$80K
-79%
7 years remaining
Rental Income
+$810K
Total Position
$890K
+136%
4.4%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
8.0% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Good
$185 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

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

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 300 m² — limited expansion potential

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

45% occ.
5.5%
$1,724/mo
55% occ.
6.7%
$2,119/mo
65% occ.
8.0%
$2,513/mo
current
75% occ.
9.2%
$2,908/mo

Lease Timeline

27 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.