RARE SPACIOUS TROPICAL 4 BEDROOM VILLA

RARE SPACIOUS TROPICAL 4 BEDROOM VILLA

Bali, Bali

$246k

Price

16.9%

ROI

4

Bedrooms

57%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 350 m²
Build: 270 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $421

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 24.6% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+18.0%
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
24.6%
$5,041/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$421/night
50% ($211)Brixfox estimate($421/night)200% ($843)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$60,487
Airbnb data$421/night · 57% occupancy
Rental income
$421/night · 57% occ.
$87,025
Running costs (20%)
Utilities, cleaning, maintenance
-$17,405
Income tax (10%)
Indonesian rental income tax
-$8,703
Property tax
Annual property tax
-$431
Net income
24.6% ROI
$60,487

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 2.1x more but requires active management.

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$246,296
BPHTB (freehold transfer tax)$12,315
Notary & registration$1,800
Legal / due diligence$2,463
Total acquisition costs$16,578
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$35,100
($21,600–$48,600)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$30,700
All-in investment$328,674

Gross yield (asking)

35.3%

True gross yield (all-in)

26.5%

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

Leasehold with 19 years remaining.

$1.7M$1.3M$874K$437K$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 4: 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
+$321K
Total Position
$487K
+98%
14.6%/yr
Year 10
Capital Value
$82K
-67%
9 years remaining
Rental Income
+$693K
Total Position
$775K
+215%
12.1%/yr
Year 15
Capital Value
$22K
-91%
4 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+366%
10.8%/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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
24.6% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$421 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 24.6% — outperforms most villas in this market
Premium nightly rate of $421 — positioned in the top tier

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.
15.8%
$3,246/mo
47% occ.
20.2%
$4,143/mo
57% occ.
24.6%
$5,041/mo
current
67% occ.
28.9%
$5,938/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.