READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2981

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2981

Bali, Bali

$490k

Price

9.6%

ROI

4

Bedrooms

45%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 292 m²
Est. Revenue: $82k/yr
Avg Nightly Rate: $504

Investment Analysis

Located in the Tibubeneng area, this neighborhood offers a perfect balance between peaceful residential living and easy access to Bali’s most vibrant destinations. The area is known for its relaxed atmosphere while being just a short drive from popular spots in Berawa and Canggu, including trendy cafés, restaurants, beach clubs, and beautiful beaches.

Bali Exception
Bali / Canggu - Berawa
Commercial Zone

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BERAWA BE-2981

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
292 m²
Land Plot
500 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — short-term rental yields 11.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$21K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$4,717/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Location

Bali

Canggu - Berawa, Approximate area

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Income Breakdown

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Nightly Rate (ADR)
$504/night
50% ($252)Brixfox estimate($504/night)200% ($1007)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$56,602
Airbnb data$504/night · 45% occupancy
Rental income
$504/night · 45% occ.
$82,084
Running costs (20%)
Utilities, cleaning, maintenance
-$16,417
Income tax (10%)
Indonesian rental income tax
-$8,208
Property tax
Annual property tax
-$858
Net income
11.6% ROI
$56,602

Long-Term Rental

Yearly income
$35,203
50 comps
Rental income
$5,195/mo
$49,871
Agency fee (10%)
Finder's fee per tenant
-$4,987
Vacancy (~8%)
1.5mo gap per tenancy
-$3,836
Income tax (10%)
Indonesian rental income tax
-$4,987
Property tax
Annual property tax
-$858
Net income
7.2% ROI
$35,203

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$3.1M$2.3M$1.5M$774K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $490KPeak Capital Value: Yr 5 ($511K)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 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 5Peak
Capital Value
$511K
+4%
25 years remaining
Rental Income
+$301K
Total Position
$812K
+66%
10.6%/yr
Year 10
Capital Value
$494K
+1%
20 years remaining
Rental Income
+$649K
Total Position
$1.1M
+133%
8.8%/yr
Year 15
Capital Value
$344K
-30%
15 years remaining
Rental Income
+$1.1M
Total Position
$1.4M
+185%
7.2%/yr
Year 20
Capital Value
$177K
-64%
10 years remaining
Rental Income
+$1.5M
Total Position
$1.7M
+247%
6.4%/yr

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$504 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Canggu - Berawa — high tourist traffic
High rental yield at 11.6% — outperforms most Bali villas
Premium nightly rate of $504 — positioned in the top tier

Watch Out

Occupancy at 45% — 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

30% occ.
7.7%
$3,146/mo
40% occ.
10.3%
$4,218/mo
45% occ.
11.6%
$4,717/mo
current
55% occ.
14.2%
$5,789/mo

Lease Timeline

30 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.