Modern 1 Bedroom Villa Walking Distance to Berawa Beach

Modern 1 Bedroom Villa Walking Distance to Berawa Beach

Bali, Bali

$242k

Price

4.3%

ROI

1

Bedrooms

31%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 68 m²
Build: 41 m²
Est. Revenue: $12k/yr
Avg Nightly Rate: $105

Investment Analysis

Located in the heart of Berawa, just a short minute walk to the beach, this villa sits within one of Bali’s most in-demand rental markets. With cafes, restaurants, Finns Beach Club, and Atlas Beachfest all within walking distance, the property offers exceptional positioning for both lifestyle and investment.

Propertia
Bali / Berawa
Commercial Zone

Modern 1 Bedroom Villa Walking Distance to Berawa Beach

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
41 m²
Land Plot
68 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 3.2% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+2.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$651/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
31.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$105/night
50% ($52)Brixfox estimate($105/night)200% ($209)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$7,809
Airbnb data$105/night · 31% occupancy
Rental income
$105/night · 31% occ.
$11,761
Running costs (20%)
Utilities, cleaning, maintenance
-$2,352
Income tax (10%)
Indonesian rental income tax
-$1,176
Property tax
Annual property tax
-$423
Net income
3.2% ROI
$7,809

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$241,975
BPHTB (freehold transfer tax)$12,099
Notary & registration$1,800
Legal / due diligence$2,420
Total acquisition costs$16,319
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,025
($0–$2,050)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$287,819

Gross yield (asking)

4.9%

True gross yield (all-in)

4.1%

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 25 years remaining.

$327K$246K$164K$82K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $242KPeak 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 23: 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
$234K
-3%
20 years remaining
Rental Income
+$41K
Total Position
$275K
+14%
2.6%/yr
Year 10
Capital Value
$163K
-33%
15 years remaining
Rental Income
+$90K
Total Position
$252K
+4%
0.4%/yr
Year 15
Capital Value
$84K
-65%
10 years remaining
Rental Income
+$145K
Total Position
$229K
-5%
-0.4%/yr
Year 20
Capital Value
$24K
-90%
5 years remaining
Rental Income
+$210K
Total Position
$234K
-3%
-0.2%/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
Average
3.2% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Average
$105 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
68 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.2% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.1%
$634/mo
current
40% occ.
4.2%
$857/mo
31% occ.
3.2%
$651/mo
current
41% occ.
4.3%
$874/mo

Lease Timeline

25 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.