WALKING DISTANCE TO BEACH 5/6 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2645

WALKING DISTANCE TO BEACH 5/6 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2645

Bali, Bali

$1.1M

Price

6.0%

ROI

5

Bedrooms

55%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 440 m²
Build: 441 m²
Est. Revenue: $106k/yr
Avg Nightly Rate: $531

Investment Analysis

Situated in the highly sought-after area of Berawa, this villa enjoys a prime location just minutes from the beach, international schools, trendy cafés, restaurants, and beach clubs. Designed for comfort and functionality, the villa features 5 to 6 spacious bedrooms with 6 ensuite bathrooms, complemented by an additional guest bathroom. Fully furnished with high-quality finishes, the interior offers a modern kitchen, an open-plan living room, and a dining area that seamlessly connect to create a warm and inviting space. The outdoor area is thoughtfully designed for relaxation and entertainment. A 32 sqm private swimming pool serves as the centerpiece, surrounded by generous outdoor lounging space. The villa also offers secure parking and an impressive 82 sqm rooftop, perfect for sunset views.

Bali Exception
Bali / Berawa
Commercial Zone

WALKING DISTANCE TO BEACH 5/6 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2645

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
441 m²
Land Plot
440 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C investment — short-term rental yields 6.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$1K in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$5,997/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$531/night
50% ($266)Brixfox estimate($531/night)200% ($1062)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$71,964
Airbnb data$531/night · 55% occupancy
Rental income
$531/night · 55% occ.
$105,680
Running costs (20%)
Utilities, cleaning, maintenance
-$21,136
Income tax (10%)
Indonesian rental income tax
-$10,568
Property tax
Annual property tax
-$2,013
Net income
6.3% ROI
$71,964

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$3.4M$2.5M$1.7M$842K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 2 ($1.2M)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 14: 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
$1.1M
-0%
22 years remaining
Rental Income
+$382K
Total Position
$1.5M
+33%
5.9%/yr
Year 10
Capital Value
$937K
-19%
17 years remaining
Rental Income
+$825K
Total Position
$1.8M
+53%
4.4%/yr
Year 15
Capital Value
$572K
-50%
12 years remaining
Rental Income
+$1.3M
Total Position
$1.9M
+66%
3.4%/yr
Year 20
Capital Value
$243K
-79%
7 years remaining
Rental Income
+$1.9M
Total Position
$2.2M
+89%
3.2%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$531 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
440 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $531 — positioned in the top tier
Commercial Zone verified — fully licensed for short-term rentals
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
4.0%
$3,789/mo
45% occ.
5.1%
$4,920/mo
55% occ.
6.3%
$6,051/mo
current
65% occ.
7.5%
$7,181/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.