CHARMING 4-BEDROOM VILLA IN TUMBAK BAYUH

CHARMING 4-BEDROOM VILLA IN TUMBAK BAYUH

Bali, Bali

$1.2M

Price

6.3%

ROI

4

Bedrooms

57%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 660 m²
Build: 574 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $449

Investment Analysis

Located in a perfect residential area of Tumbak Bayuh, this exceptional villa built on 6.6 Are of land with an expansive 574 sqm building, offering privacy, generous space, and refined modern living.

Propertia
Bali / Tumbak Bayuh

CHARMING 4-BEDROOM VILLA IN TUMBAK BAYUH

Inventory
4 Beds
Bathrooms
7 Baths
Built Area
574 m²
Land Plot
660 m²
Tenure
Lease 33yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.1% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$141K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$5,273/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
19.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$449/night
50% ($224)Brixfox estimate($449/night)200% ($898)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$63,281
Airbnb data$449/night · 57% occupancy
Rental income
$449/night · 57% occ.
$93,518
Running costs (20%)
Utilities, cleaning, maintenance
-$18,704
Income tax (10%)
Indonesian rental income tax
-$9,352
Property tax
Annual property tax
-$2,182
Net income
5.1% ROI
$63,281

Long-Term Rental

Yearly income
$50,861
50 comps
Rental income
$7,641/mo
$73,357
Agency fee (10%)
Finder's fee per tenant
-$7,336
Vacancy (~8%)
1.5mo gap per tenancy
-$5,643
Income tax (10%)
Indonesian rental income tax
-$7,336
Property tax
Annual property tax
-$2,182
Net income
4.1% ROI
$50,861

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.2MPeak Capital Value: Yr 8 ($1.4M)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 16: 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
$1.4M
+11%
28 years remaining
Rental Income
+$336K
Total Position
$1.7M
+38%
6.7%/yr
Year 10
Capital Value
$1.4M
+13%
23 years remaining
Rental Income
+$725K
Total Position
$2.1M
+71%
5.5%/yr
Year 15
Capital Value
$1.2M
-2%
18 years remaining
Rental Income
+$1.2M
Total Position
$2.4M
+93%
4.5%/yr
Year 20
Capital Value
$788K
-37%
13 years remaining
Rental Income
+$1.7M
Total Position
$2.5M
+100%
3.5%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$449 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
660 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

Premium nightly rate of $449 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 660 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
3.2%
$3,362/mo
47% occ.
4.2%
$4,318/mo
57% occ.
5.1%
$5,273/mo
current
67% occ.
6.0%
$6,229/mo

Lease Timeline

33 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.