GORGEOUS BOUTIQUE VILLA IN BERAWA

GORGEOUS BOUTIQUE VILLA IN BERAWA

Bali, Bali

$536k

Price

6.6%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 267 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $298

Investment Analysis

This amazing villa is situated in heart of Berawa just 500 meters from Berawa Beach and Finns Beach Club, and surrounded by hippest restaurants and shop.

Propertia
Bali / Berawa
Commercial Zone

GORGEOUS BOUTIQUE VILLA IN BERAWA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
267 m²
Land Plot
200 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 6.8% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$43K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$3,060/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$298/night
50% ($149)Brixfox estimate($298/night)200% ($597)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$36,714
Airbnb data$298/night · 49% occupancy
Rental income
$298/night · 49% occ.
$53,790
Running costs (20%)
Utilities, cleaning, maintenance
-$10,758
Income tax (10%)
Indonesian rental income tax
-$5,379
Property tax
Annual property tax
-$939
Net income
6.8% ROI
$36,714

Long-Term Rental

Yearly income
$29,905
50 comps
Rental income
$4,443/mo
$42,656
Agency fee (10%)
Finder's fee per tenant
-$4,266
Vacancy (~8%)
1.5mo gap per tenancy
-$3,281
Income tax (10%)
Indonesian rental income tax
-$4,266
Property tax
Annual property tax
-$939
Net income
5.6% ROI
$29,905

Short-term rental earns 1.2x more but requires active management.

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$536,420
BPHTB (freehold transfer tax)$26,821
Notary & registration$1,800
Legal / due diligence$5,364
Total acquisition costs$33,985
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,675
($0–$13,350)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$619,980

Gross yield (asking)

10.0%

True gross yield (all-in)

8.7%

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 24 years remaining.

$1.5M$1.1M$727K$363K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $536KPeak 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 13: 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
$493K
-8%
19 years remaining
Rental Income
+$195K
Total Position
$688K
+28%
5.1%/yr
Year 10
Capital Value
$331K
-38%
14 years remaining
Rental Income
+$421K
Total Position
$752K
+40%
3.4%/yr
Year 15
Capital Value
$163K
-70%
9 years remaining
Rental Income
+$683K
Total Position
$846K
+58%
3.1%/yr
Year 20
Capital Value
$45K
-92%
4 years remaining
Rental Income
+$987K
Total Position
$1.0M
+92%
3.3%/yr

Location

Bali

Berawa, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$298 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

Premium nightly rate of $298 — positioned in the top tier
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
Occupancy at 49% — 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.
4.1%
$1,827/mo
40% occ.
5.5%
$2,462/mo
49% occ.
6.8%
$3,060/mo
current
59% occ.
8.3%
$3,695/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.