LUXURY 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-249

LUXURY 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-249

Bali, Bali

$220k

Price

10.5%

ROI

2

Bedrooms

83%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 98 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $117

Investment Analysis

This beautiful 2-bedroom villa located in Tumbak Bayuh, 8 minutes from Pererenan beach and minutes from the best restaurants and trendy stores, is nestled in a beautiful area and upscale neighborhood. You will enjoy both the peace and excitement of Bali.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

LUXURY 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-249

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
98 m²
Land Plot
150 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 11.1% net return annually.

Go to Source via Bali Exception

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$18K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$2,043/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$117/night
50% ($59)Brixfox estimate($117/night)200% ($234)
Occupancy
83%
10%Brixfox estimate(83%)100%

Short-Term Rental

Yearly income
$24,513
Airbnb data$117/night · 83% occupancy
Rental income
$117/night · 83% occ.
$35,568
Running costs (20%)
Utilities, cleaning, maintenance
-$7,114
Income tax (10%)
Indonesian rental income tax
-$3,557
Property tax
Annual property tax
-$385
Net income
11.1% ROI
$24,513

Long-Term Rental

Yearly income
$13,048
50 comps
Rental income
$1,935/mo
$18,578
Agency fee (10%)
Finder's fee per tenant
-$1,858
Vacancy (~8%)
1.5mo gap per tenancy
-$1,429
Income tax (10%)
Indonesian rental income tax
-$1,858
Property tax
Annual property tax
-$385
Net income
5.9% ROI
$13,048

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$970K$728K$485K$243K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $220KPeak 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 9: 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
$202K
-8%
19 years remaining
Rental Income
+$130K
Total Position
$332K
+51%
8.6%/yr
Year 10
Capital Value
$136K
-38%
14 years remaining
Rental Income
+$281K
Total Position
$417K
+90%
6.6%/yr
Year 15
Capital Value
$67K
-70%
9 years remaining
Rental Income
+$456K
Total Position
$523K
+138%
5.9%/yr
Year 20
Capital Value
$18K
-92%
4 years remaining
Rental Income
+$659K
Total Position
$677K
+208%
5.8%/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
11.1% annual return
Occupancy
Strong
83% average occupancy
Nightly Rate
Average
$117 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 11.1% — outperforms most Bali villas
Strong occupancy at 83% — consistent booking demand
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $117 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

63% occ.
8.4%
$1,544/mo
73% occ.
9.8%
$1,793/mo
83% occ.
11.1%
$2,043/mo
current
93% occ.
12.5%
$2,292/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.