RARE SPACIOUS TROPICAL 4 BEDROOM VILLA

RARE SPACIOUS TROPICAL 4 BEDROOM VILLA

Bali, Bali

$246k

Price

20.6%

ROI

4

Bedrooms

79%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 350 m²
Build: 270 m²
Est. Revenue: $76k/yr
Avg Nightly Rate: $263

Investment Analysis

This villa is located in a peaceful and secure village area in Tumbak Bayuh, it only takes 10 minutes to drive to Canggu and Pererenan beach. The villa is built on 350 sqm land in modern Balinese design that offers a homey and a classic characteristic of Bali’s tranquil atmosphere. It features 4 bedrooms with a big slide glass door, en- suite semi-open bathrooms, breezy open concept living room, lounge, kitchen, dining, lush green garden, parking area, and 9 x 3 meters swimming pool. This villa is suited for a retirement home and a property investment with great value.

Propertia
Bali / Tumbak Bayuh

RARE SPACIOUS TROPICAL 4 BEDROOM VILLA

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
270 m²
Land Plot
350 m²
Tenure
Lease 19yr
Yield Curve Status

Grade B investment — short-term rental yields 21.3% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$81K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.3%
$4,376/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.7 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$263/night
50% ($132)Brixfox estimate($263/night)200% ($527)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$52,512
Airbnb data$263/night · 79% occupancy
Rental income
$263/night · 79% occ.
$75,633
Running costs (20%)
Utilities, cleaning, maintenance
-$15,127
Income tax (10%)
Indonesian rental income tax
-$7,563
Property tax
Annual property tax
-$431
Net income
21.3% ROI
$52,512

Long-Term Rental

Yearly income
$28,641
50 comps
Rental income
$4,188/mo
$40,206
Agency fee (10%)
Finder's fee per tenant
-$4,021
Vacancy (~8%)
1.5mo gap per tenancy
-$3,093
Income tax (10%)
Indonesian rental income tax
-$4,021
Property tax
Annual property tax
-$431
Net income
11.6% ROI
$28,641

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 19 years remaining.

$1.5M$1.1M$758K$379K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $246KPeak Capital Value: NowPaid 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 5: 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
$166K
-33%
14 years remaining
Rental Income
+$279K
Total Position
$444K
+80%
12.5%/yr
Year 10
Capital Value
$82K
-67%
9 years remaining
Rental Income
+$602K
Total Position
$684K
+178%
10.7%/yr
Year 15
Capital Value
$22K
-91%
4 years remaining
Rental Income
+$977K
Total Position
$999K
+306%
9.8%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

Location

Bali

Tumbak Bayuh, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
21.3% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Strong
$263 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

High rental yield at 21.3% — outperforms most Bali villas
Strong occupancy at 79% — consistent booking demand
Premium nightly rate of $263 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

59% occ.
15.9%
$3,254/mo
69% occ.
18.6%
$3,815/mo
79% occ.
21.3%
$4,376/mo
current
89% occ.
24.1%
$4,937/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 years while the property is still easy to sell.

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.