OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2481

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2481

Bali, Bali

$234k

Price

6.9%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 145 m²
Build: 117 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $169

Investment Analysis

Located in the serene village of Tumbak Bayuh, this 2-bedroom villa offers a peaceful retreat while still being close to Pererenan and Canggu’s vibrant cafés, restaurants, and beaches.The interior features a warm modern tropical design with earthy tones, organic textures, and contemporary furnishings that create a cozy yet stylish atmosphere.Step outside to a private pool area surrounded by lush tropical greenery, complemented by views of palm groves and rice fields that give a true Balinese charm. A perfect hideaway for those seeking comfort, style, and tranquility in one place.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2481

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
117 m²
Land Plot
145 m²
Tenure
Lease 19yr
Yield Curve Status

Grade C investment — short-term rental yields 8.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+2.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$77K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$1,716/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$169/night
50% ($84)Brixfox estimate($169/night)200% ($337)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$20,590
Airbnb data$169/night · 49% occupancy
Rental income
$169/night · 49% occ.
$30,000
Running costs (20%)
Utilities, cleaning, maintenance
-$6,000
Income tax (10%)
Indonesian rental income tax
-$3,000
Property tax
Annual property tax
-$410
Net income
8.8% ROI
$20,590

Long-Term Rental

Yearly income
$15,516
50 comps
Rental income
$2,294/mo
$22,024
Agency fee (10%)
Finder's fee per tenant
-$2,202
Vacancy (~8%)
1.5mo gap per tenancy
-$1,694
Income tax (10%)
Indonesian rental income tax
-$2,202
Property tax
Annual property tax
-$410
Net income
6.6% ROI
$15,516

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 19 years remaining.

$595K$446K$297K$149K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $234KPeak 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 10: 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
$157K
-33%
14 years remaining
Rental Income
+$109K
Total Position
$267K
+14%
2.6%/yr
Year 10
Capital Value
$77K
-67%
9 years remaining
Rental Income
+$236K
Total Position
$314K
+34%
3.0%/yr
Year 15
Capital Value
$21K
-91%
4 years remaining
Rental Income
+$383K
Total Position
$404K
+73%
3.7%/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

Pererenan - 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
8.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$169 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
145 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

High rental yield at 8.8% — outperforms most Bali villas
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
5.4%
$1,043/mo
40% occ.
7.2%
$1,403/mo
49% occ.
8.8%
$1,716/mo
current
59% occ.
10.6%
$2,075/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.