RIVERSIDE MODERN TROPICAL COMPOUND VILLAS IN TIYING TUTUL

RIVERSIDE MODERN TROPICAL COMPOUND VILLAS IN TIYING TUTUL

Buduk/Mengwi, Bali

$1.3M

Price

14.7%

ROI

7

Bedrooms

42%

Occupancy

7 Bathrooms
Ownership: Freehold
Land: 494 m²
Build: 494 m²
Est. Revenue: $350k/yr
Avg Nightly Rate: $2308

Investment Analysis

Located by the tranquil riverside of Tiying Tutul, this compound villa collection captures the essence of modern tropical living, where refined design meets natural serenity. Surrounded by lush jungle greenery and the gentle sound of flowing water, the property offers a rare sanctuary just minutes from Canggu and Pererenan’s vibrant cafés, surf beaches, and wellness […]

Propertia
Buduk/Mengwi / Buduk/Mengwi

RIVERSIDE MODERN TROPICAL COMPOUND VILLAS IN TIYING TUTUL

Inventory
7 Beds
Bathrooms
7 Baths
Built Area
494 m²
Land Plot
494 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 18.1% net return annually.

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The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+22.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$290K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.1%
$20,231/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.5 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$2,308/night
50% ($1154)Brixfox estimate($2,308/night)200% ($4615)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$242,769
Airbnb data$2,308/night · 42% occupancy
Rental income
$2,308/night · 42% occ.
$350,157
Running costs (20%)
Utilities, cleaning, maintenance
-$70,031
Income tax (10%)
Indonesian rental income tax
-$35,016
Property tax
Annual property tax
-$2,341
Net income
18.1% ROI
$242,769

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,337,625
BPHTB (freehold transfer tax)$66,881
Notary & registration$1,800
Legal / due diligence$13,376
Total acquisition costs$82,057
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$12,350
($0–$24,700)
Furnishing & STR launch
7bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$71,700
All-in investment$1,503,732

Gross yield (asking)

26.2%

True gross yield (all-in)

23.3%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Buduk/Mengwi.

$18.3M$13.7M$9.1M$4.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
Capital appreciation
Property value growing at +4%/yr based on Buduk/Mengwi market trends.
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$1.3M
Total Position
$2.9M
+118%
16.9%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$2.8M
Total Position
$4.8M
+256%
13.5%/yr
Year 20
Capital Value
$2.9M
+119%
Rental Income
+$6.5M
Total Position
$9.5M
+607%
10.3%/yr
Year 30
Capital Value
$4.3M
+224%
Rental Income
+$11.5M
Total Position
$15.9M
+1088%
8.6%/yr

Location

Buduk/Mengwi

Buduk/Mengwi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$2308 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
494 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.1% — outperforms most villas in this market
Premium nightly rate of $2308 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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

30% occ.
13.0%
$14,544/mo
40% occ.
17.5%
$19,457/mo
42% occ.
18.1%
$20,229/mo
current
52% occ.
22.6%
$25,142/mo

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.