1-2BR Apartments and Studios in Berawa

Tenure: leasehold years and down payment:

• 30-year leasehold with a 30-year extension — 60 years of underwritable horizon;

• Pink-zoned land — short-term rental allowed; the aparthotel format also runs under a hotel licence;

• 40% down on signing.

Location and walkability:

• Pantai Berawa 750 m, Perancak Beach 990 m, Batu Belig Beach 1.2 km — beaches within scooter range;

• Made's Warung Berawa (140 m), Starbucks Canggu Square (170 m) and MA'HOME (170 m) — F&B on the lane;

• Canggu Community School 350 m, Synergy BJJ MMA Academy 140 m — schooling and wellness on the doorstep.

Amenities and on-site facilities:

• Dedicated co-working floor, swimming pool, on-site restaurant and a kids' club — the kids' club uncommon for an aparthotel and a signal to the remote-working family segment;

• The aparthotel format means units can switch between short-let under a hotel licence and furnished long-term lets — widens the addressable tenant pool across wet and dry seasons.

Rental yield, ROI and payback:

• 36 m² 1BR studio at $139,000 — generates up to $24,300 a year in rental income (13.5% projected ROI, 6.9-year payback);

• 52 m² 2BR apartment at $185,000 — projected rental income of $28,400 a year (13.5% projected ROI, 6.9-year payback);

• Yield and payback figures are pre-tax projections; actual returns depend on occupancy and prevailing nightly rates.

Who this fits:

• Investors entering Bali's aparthotel segment at a sub-$200K ticket with a long tenure horizon;

• Operators wanting platform optionality (short-let under hotel licence + long-term lets) on a single asset;

• Buyers prioritising the 60-year combined horizon over the 25–30 year Berawa apartment norm.

Buyers wanting a freestanding villa lifestyle should look at Berawa's villa stock — this is high-density aparthotel product, not a private compound.