MODERN ORIENTAL VILLA IN PRIME BERAWA

MODERN ORIENTAL VILLA IN PRIME BERAWA

Bali, Bali

$292k

Price

10.3%

ROI

3

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 290 m²
Build: 148 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $290

Investment Analysis

Nestled in the highly sought-after area of Prime Berawa, this captivating modern Oriental 3-bedroom villa presents a harmonious fusion of contemporary design and Eastern influences.

Propertia
Bali / Berawa

MODERN ORIENTAL VILLA IN PRIME BERAWA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
148 m²
Land Plot
290 m²
Tenure
Lease 21yr
Yield Curve Status

Grade B investment — long-term rental yields 12.0% 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%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$71K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$2,881/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$290/night
50% ($145)Brixfox estimate($290/night)200% ($580)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$34,572
Airbnb data$290/night · 47% occupancy
Rental income
$290/night · 47% occ.
$50,118
Running costs (20%)
Utilities, cleaning, maintenance
-$10,024
Income tax (10%)
Indonesian rental income tax
-$5,012
Property tax
Annual property tax
-$511
Net income
11.8% ROI
$34,572

Long-Term Rental

Yearly income
$35,038
50 comps
Rental income
$5,121/mo
$49,163
Agency fee (10%)
Finder's fee per tenant
-$4,916
Vacancy (~8%)
1.5mo gap per tenancy
-$3,782
Income tax (10%)
Indonesian rental income tax
-$4,916
Property tax
Annual property tax
-$511
Net income
12.0% ROI
$35,038

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$1.1M$855K$570K$285K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $292KPeak Capital Value: NowPaid 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 8: 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
$221K
-24%
16 years remaining
Rental Income
+$184K
Total Position
$405K
+39%
6.8%/yr
Year 10
Capital Value
$126K
-57%
11 years remaining
Rental Income
+$396K
Total Position
$522K
+79%
6.0%/yr
Year 15
Capital Value
$47K
-84%
6 years remaining
Rental Income
+$643K
Total Position
$690K
+136%
5.9%/yr
Year 20
Capital Value
$7K
-98%
1 years remaining
Rental Income
+$929K
Total Position
$936K
+220%
6.0%/yr

Location

Bali

Berawa, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$290 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

High rental yield at 11.8% — outperforms most Bali villas
Premium nightly rate of $290 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
7.4%
$1,810/mo
40% occ.
10.0%
$2,427/mo
47% occ.
11.8%
$2,881/mo
current
57% occ.
14.4%
$3,498/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.