READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1397

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1397

Bali, Bali

$200k

Price

6.9%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 166 m²
Build: 90 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $157

Investment Analysis

Nestled in Tumbak Bayuh, this elegant two-level villa offers a prime location near popular restaurants, cafés, and gyms. Designed with a high-ceilinged living room and expansive windows, this home is flooded with natural light, creating a warm and inviting atmosphere. The villa features two spacious bedrooms, each with its own ensuite bathroom, providing comfort and privacy. Fully furnished with stylish touches and a fully equipped kitchen, this property is move-in ready for effortless living. Outside, a refreshing pool with a cozy lounge area and umbrella invites you to relax under the tropical sun, while the dedicated parking space adds convenience. Whether you’re considering a sound investment or looking for a beautiful place to call home, this villa is an excellent choice.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1397

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
90 m²
Land Plot
166 m²
Tenure
Lease 32yr
Yield Curve Status

Grade B investment — short-term rental yields 9.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.8%
+$18K in 5yr (+9%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$1,527/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$157/night
50% ($79)Brixfox estimate($157/night)200% ($314)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$18,329
Airbnb data$157/night · 47% occupancy
Rental income
$157/night · 47% occ.
$26,685
Running costs (20%)
Utilities, cleaning, maintenance
-$5,337
Income tax (10%)
Indonesian rental income tax
-$2,668
Property tax
Annual property tax
-$350
Net income
9.2% ROI
$18,329

Long-Term Rental

Yearly income
$15,058
50 comps
Rental income
$2,220/mo
$21,310
Agency fee (10%)
Finder's fee per tenant
-$2,131
Vacancy (~8%)
1.5mo gap per tenancy
-$1,639
Income tax (10%)
Indonesian rental income tax
-$2,131
Property tax
Annual property tax
-$350
Net income
7.5% ROI
$15,058

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 32 years remaining.

$1.1M$830K$553K$277K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $200KPeak Capital Value: Yr 7 ($221K)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 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
$218K
+9%
27 years remaining
Rental Income
+$97K
Total Position
$315K
+58%
9.5%/yr
Year 10
Capital Value
$218K
+9%
22 years remaining
Rental Income
+$210K
Total Position
$428K
+114%
7.9%/yr
Year 15
Capital Value
$178K
-11%
17 years remaining
Rental Income
+$341K
Total Position
$519K
+159%
6.6%/yr
Year 20
Capital Value
$108K
-46%
12 years remaining
Rental Income
+$493K
Total Position
$601K
+200%
5.7%/yr

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
9.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$157 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
166 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
32 years remaining on lease

Top Highlights

High rental yield at 9.2% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
32+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
5.8%
$974/mo
40% occ.
7.8%
$1,308/mo
47% occ.
9.2%
$1,527/mo
current
57% occ.
11.2%
$1,862/mo

Lease Timeline

32 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.