CHARMING MODERN VILLA IN BERAWA

CHARMING MODERN VILLA IN BERAWA

Bali, Bali

$241k

Price

5.8%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 112 m²
Build: 140 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $167

Investment Analysis

This beautiful villa are located in a quiet and exclusive part of Berawa only a few short minutes away from the heart of Canggu. Situated just a short stroll from the best cafes and restaurants in Berawa, the development is also within close proximity to Canggu shopping centers, recreational clubs, supermarkets, and just a 5-minutes drive to Berawa beach.

Propertia
Bali / Berawa

CHARMING MODERN VILLA IN BERAWA

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
140 m²
Land Plot
112 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — long-term rental yields 14.2% net return annually.

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The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$3K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$1,767/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$167/night
50% ($83)Brixfox estimate($167/night)200% ($334)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$21,202
Airbnb data$167/night · 51% occupancy
Rental income
$167/night · 51% occ.
$30,891
Running costs (20%)
Utilities, cleaning, maintenance
-$6,178
Income tax (10%)
Indonesian rental income tax
-$3,089
Property tax
Annual property tax
-$422
Net income
8.8% ROI
$21,202

Long-Term Rental

Yearly income
$34,114
50 comps
Rental income
$4,975/mo
$47,763
Agency fee (10%)
Finder's fee per tenant
-$4,776
Vacancy (~8%)
1.5mo gap per tenancy
-$3,674
Income tax (10%)
Indonesian rental income tax
-$4,776
Property tax
Annual property tax
-$422
Net income
14.2% ROI
$34,114

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.0M$785K$523K$262K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $241KPeak Capital Value: Yr 3 ($247K)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 10: 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
$245K
+1%
23 years remaining
Rental Income
+$113K
Total Position
$357K
+48%
8.2%/yr
Year 10
Capital Value
$213K
-12%
18 years remaining
Rental Income
+$243K
Total Position
$456K
+89%
6.6%/yr
Year 15
Capital Value
$137K
-43%
13 years remaining
Rental Income
+$394K
Total Position
$531K
+120%
5.4%/yr
Year 20
Capital Value
$63K
-74%
8 years remaining
Rental Income
+$570K
Total Position
$633K
+163%
4.9%/yr

Location

Bali

Berawa, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
112 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 8.8% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
5.3%
$1,056/mo
41% occ.
7.0%
$1,411/mo
51% occ.
8.8%
$1,767/mo
current
61% occ.
10.6%
$2,122/mo

Lease Timeline

28 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.