The thesis
Berawa oceanfront-line product (300 m to beach) delivered 2025 by Breig Property Investment with 25-year lease and contractually guaranteed extension. The combination of near-beach position, 2025 build date with smart-home + premium interiors, and the rooftop-pool master plan puts this in the premium tier of Berawa townhouse inventory. Developer-priced 6% under the asking ($330k → $310k) – this signals soft-launch absorption pricing, not distress.
Positioning
Premium Berawa townhouse with structurally cleaner lease (25y + guaranteed extension) than Sunny Village comparable. The 300 m beach walk is the operational differentiator – guests pay ADR premium for walkable beach access. Developer Breig has delivery track record in Berawa, which reduces off-plan risk to near-zero for this completed phase.
Legal structure notes
25-year leasehold with guaranteed extension is the cleanest mid-range structure for foreign buyers. Verify the extension guarantee is written into the notarised lease deed (not the marketing brochure), with: fixed extension fee or formula, trigger window, and consequence if landowner refuses. The Breig commercial track record helps but does not substitute for the legal verification of this specific deed.
Yield modelling
Editorial desk model on Berawa premium townhouse 2025-build, 300 m to beach: 9–12% gross yield assuming professional STR management and 65–75% occupancy. ADR range $250–$420 per night for 2-BR product with rooftop access and pool. Net yield after operator fees, OTA commissions, and maintenance: 6–8% on a 5-year hold.
What is included
- Private pool · private parking · landscaped garden
- Smart Home system included
- Panoramic floor-to-ceiling windows
- Fully furnished and decorated
- Rooftop pool with ocean views (shared)
- Restaurant and 24/7 gated community
- 300 m walk to Berawa Beach · Atlas Beach Club 9 min walk
- Montessori School and Finns Recreation Club within 15 min walk
Risk factors
- Extension guarantee – verify wording in notarised deed before deposit, do not rely on developer assurance
- Berawa supply absorption is tightening – 2027 ADR projection depends on continued international travel inflow
- Smart-home systems can become maintenance liabilities post-warranty – budget annual maintenance accordingly
- Rooftop pool is shared amenity – capacity management on peak nights affects guest experience
- Developer Breig commercial track record needs independent confirmation – partner-supplied references only at this stage