3 MODERN VILLAS IN BERAWA

3 MODERN VILLAS IN BERAWA

Bali, Bali

$371k

Price

11.9%

ROI

3

Bedrooms

63%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 370 m²
Est. Revenue: $64k/yr
Avg Nightly Rate: $282

Investment Analysis

This estate of three luxury one-bedroom private villas is located in a quiet area of Berawa, just 10 minutes away from popular Berawa beach, and within walking distance to shops, popular restaurants, and cafes in prime Berawa street.

Propertia
Bali / Berawa

3 MODERN VILLAS IN BERAWA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
370 m²
Land Plot
400 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — long-term rental yields 14.1% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$68K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.0%
$3,704/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
8.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$282/night
50% ($141)Brixfox estimate($282/night)200% ($564)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$44,448
Airbnb data$282/night · 63% occupancy
Rental income
$282/night · 63% occ.
$64,425
Running costs (20%)
Utilities, cleaning, maintenance
-$12,885
Income tax (10%)
Indonesian rental income tax
-$6,443
Property tax
Annual property tax
-$650
Net income
12.0% ROI
$44,448

Long-Term Rental

Yearly income
$52,347
50 comps
Rental income
$7,635/mo
$73,293
Agency fee (10%)
Finder's fee per tenant
-$7,329
Vacancy (~8%)
1.5mo gap per tenancy
-$5,638
Income tax (10%)
Indonesian rental income tax
-$7,329
Property tax
Annual property tax
-$650
Net income
14.1% ROI
$52,347

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.6M$1.2M$780K$390K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $371KPeak 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 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 5
Capital Value
$303K
-18%
17 years remaining
Rental Income
+$236K
Total Position
$539K
+45%
7.7%/yr
Year 10
Capital Value
$185K
-50%
12 years remaining
Rental Income
+$510K
Total Position
$694K
+87%
6.5%/yr
Year 15
Capital Value
$79K
-79%
7 years remaining
Rental Income
+$827K
Total Position
$905K
+144%
6.1%/yr
Year 20
Capital Value
$17K
-96%
2 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+226%
6.1%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.0% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$282 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 12.0% — outperforms most Bali villas
Premium nightly rate of $282 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

43% occ.
8.1%
$2,504/mo
53% occ.
10.0%
$3,104/mo
63% occ.
12.0%
$3,704/mo
current
73% occ.
13.9%
$4,304/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.