Bali Exception
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Bali Exception
Bali / Berawa
OFF PLAN 1/2/3 BEDROOM VILLA ON BERAWA BEACH FREEHOLD BE-1869
Inventory
3 Beds
Bathrooms
2 Baths
Built Area
105 m²
Land Plot
82 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — short-term rental yields 7.1% net return annually.
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The Investment
Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%
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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$70K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$1,914/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only
Location
Bali
Berawa, Approximate area
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Income Breakdown
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Nightly Rate (ADR)
$218/night
50% ($109)Brixfox estimate($218/night)200% ($435)
Occupancy
42%
10%Brixfox estimate(42%)100%
Short-Term Rental
Yearly income
$22,963
Airbnb data$218/night · 42% occupancy
Rental income
$218/night · 42% occ.
$33,614
Running costs (20%)
Utilities, cleaning, maintenance
-$6,723
Income tax (10%)
Indonesian rental income tax
-$3,361
Property tax
Annual property tax
-$567
Net income
7.1% ROI
$22,963
Long-Term Rental
Yearly income
$12,732
50 comps
Rental income
$1,916/mo
$18,392
Agency fee (10%)
Finder's fee per tenant
-$1,839
Vacancy (~8%)
1.5mo gap per tenancy
-$1,415
Income tax (10%)
Indonesian rental income tax
-$1,839
Property tax
Annual property tax
-$567
Net income
3.9% ROI
$12,732
Short-term rental earns 1.8x more but requires active management.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 12: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$394K
+22%
Rental Income
+$122K
Total Position
$516K
+59%
9.8%/yr
Year 10
Capital Value
$479K
+48%
Rental Income
+$263K
Total Position
$743K
+129%
8.7%/yr
Year 20
Capital Value
$710K
+119%
Rental Income
+$617K
Total Position
$1.3M
+310%
7.3%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+562%
6.5%/yr
Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$218 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
82 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $218 — positioned in the top tier
Freehold ownership — maximum long-term security
Watch Out
Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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.
5.0%
$1,343/mo
40% occ.
6.7%
$1,806/mo
42% occ.
7.1%
$1,914/mo
current
52% occ.
8.8%
$2,377/mo
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.