WELL-DESIGNED TWO-BEDROOM VILLA IN TUMBAK BAYUH

WELL-DESIGNED TWO-BEDROOM VILLA IN TUMBAK BAYUH

Bali, Bali

$176k

Price

10.5%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 130 m²
Build: 80 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $167

Investment Analysis

Hidden within the peaceful residential private neighborhood of Tumbak Bayuh, this charming Mediterranean-inspired two-bedroom villa is designed for easy tropical living. Set on 1.3 are of land with an efficient 80 sqm layout, the villa enjoys a calm setting while being moments away from cafés, restaurants, co-working spaces, and gyms, and just a short 10-minute drive to the vibrant scenes of Canggu and Pererenan.

Propertia
Bali / Tumbak Bayuh

WELL-DESIGNED TWO-BEDROOM VILLA IN TUMBAK BAYUH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
80 m²
Land Plot
130 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 11.9% net return annually.

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The Investment

Brixfox Score36
GradeC
Brixfox Intelligence
36CModerate
Score Breakdown
ROI & Yield40%
Capital Growth38%
Risk Profile39%
Market Demand36%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$5K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.9%
$1,750/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 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)
$167/night
50% ($83)Brixfox estimate($167/night)200% ($333)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$21,002
Airbnb data$167/night · 50% occupancy
Rental income
$167/night · 50% occ.
$30,443
Running costs (20%)
Utilities, cleaning, maintenance
-$6,089
Income tax (10%)
Indonesian rental income tax
-$3,044
Property tax
Annual property tax
-$308
Net income
11.9% ROI
$21,002

Long-Term Rental

Yearly income
$11,403
50 comps
Rental income
$1,687/mo
$16,196
Agency fee (10%)
Finder's fee per tenant
-$1,620
Vacancy (~8%)
1.5mo gap per tenancy
-$1,246
Income tax (10%)
Indonesian rental income tax
-$1,620
Property tax
Annual property tax
-$308
Net income
6.5% ROI
$11,403

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.1M$819K$546K$273K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $176KPeak Capital Value: Yr 4 ($182K)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 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
$181K
+3%
24 years remaining
Rental Income
+$112K
Total Position
$293K
+66%
10.7%/yr
Year 10
Capital Value
$166K
-5%
19 years remaining
Rental Income
+$241K
Total Position
$407K
+131%
8.8%/yr
Year 15
Capital Value
$112K
-36%
14 years remaining
Rental Income
+$391K
Total Position
$502K
+186%
7.2%/yr
Year 20
Capital Value
$55K
-69%
9 years remaining
Rental Income
+$564K
Total Position
$619K
+252%
6.5%/yr

Location

Bali

Tumbak Bayuh, 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
11.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 11.9% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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

30% occ.
7.1%
$1,040/mo
40% occ.
9.5%
$1,395/mo
50% occ.
11.9%
$1,750/mo
current
60% occ.
14.4%
$2,105/mo

Lease Timeline

29 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.