READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2928

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2928

Bali, Bali

$360k

Price

4.8%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 104 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $261

Investment Analysis

Located in the heart of Berawa, this ready villa offers a prime position just minutes away from Berawa Beach, popular cafes, beach clubs, restaurants, international schools, and fitness centers. Set in one of Bali’s most sought-after neighborhoods, the property is perfectly suited for both comfortable living and strong rental potential.

Bali Exception
Bali / Canggu - Berawa

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2928

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

Grade B investment — short-term rental yields 9.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$378 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$2,829/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$261/night
50% ($131)Brixfox estimate($261/night)200% ($522)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$33,949
Airbnb data$261/night · 52% occupancy
Rental income
$261/night · 52% occ.
$49,399
Running costs (20%)
Utilities, cleaning, maintenance
-$9,880
Income tax (10%)
Indonesian rental income tax
-$4,940
Property tax
Annual property tax
-$630
Net income
9.4% ROI
$33,949

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$360,000
BPHTB (freehold transfer tax)$18,000
Notary & registration$1,800
Legal / due diligence$3,600
Total acquisition costs$23,400
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,600
($0–$5,200)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$428,900

Gross yield (asking)

13.7%

True gross yield (all-in)

11.5%

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 27 years remaining.

$1.6M$1.2M$795K$397K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $360KPeak Capital Value: Yr 2 ($366K)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 10: 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
$360K
-0%
22 years remaining
Rental Income
+$180K
Total Position
$540K
+50%
8.4%/yr
Year 10
Capital Value
$293K
-19%
17 years remaining
Rental Income
+$389K
Total Position
$683K
+90%
6.6%/yr
Year 15
Capital Value
$179K
-50%
12 years remaining
Rental Income
+$631K
Total Position
$810K
+125%
5.6%/yr
Year 20
Capital Value
$76K
-79%
7 years remaining
Rental Income
+$912K
Total Position
$988K
+175%
5.2%/yr

Location

Bali

Canggu - Berawa, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$261 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

Prime location in Canggu - Berawa — high tourist traffic
High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $261 — positioned in the top tier

Watch Out

Occupancy at 52% — factor in seasonal gaps
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

32% occ.
5.7%
$1,717/mo
42% occ.
7.6%
$2,273/mo
52% occ.
9.4%
$2,829/mo
current
62% occ.
11.3%
$3,385/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.