3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2248

3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2248

Bali, Bali

$695k

Price

3.1%

ROI

3

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 414 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $228

Investment Analysis

Exquisite Villa located in Tumbak Bayuh, offering close proximity to Pererenan, Seseh and Canggu Batu Bolong with cafés, restaurants, jungle padel, and all essential amenities for a vibrant lifestyle, this location is perfectly positioned for both privacy and convenience. A truly remarkable villa like no other : bold in design, flawless in execution, and unforgettable from the moment you enter. With clean lines and calm tones, the three bedrooms offer a modern retreat, designed for quiet moments. The spacious master suite opens onto an expansive private terrace, perfect for morning coffees or evening breezes. Each detail is intentional from sculptural onyx lighting to custom-built furnishings, elegance meets sophisticated comfort at every turn. Outside, enjoy a a sun-kissed terrasse with a sunken lounge and built-in BBQ area, a crystal-clear pool, and lush green borders surround you in complete serenity. Don’t miss out on this exceptional opportunity to own a stylish retreat in one of Bali’s most up-and-coming areas.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2248

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
414 m²
Land Plot
400 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C investment — long-term rental yields 4.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+3.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$24K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$2,208/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$228/night
50% ($114)Brixfox estimate($228/night)200% ($455)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$26,491
Airbnb data$228/night · 48% occupancy
Rental income
$228/night · 48% occ.
$39,582
Running costs (20%)
Utilities, cleaning, maintenance
-$7,916
Income tax (10%)
Indonesian rental income tax
-$3,958
Property tax
Annual property tax
-$1,216
Net income
3.8% ROI
$26,491

Long-Term Rental

Yearly income
$31,373
50 comps
Rental income
$4,695/mo
$45,070
Agency fee (10%)
Finder's fee per tenant
-$4,507
Vacancy (~8%)
1.5mo gap per tenancy
-$3,467
Income tax (10%)
Indonesian rental income tax
-$4,507
Property tax
Annual property tax
-$1,216
Net income
4.5% ROI
$31,373

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.1M$833K$555K$278K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $695KPeak Capital Value: NowPaid back
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 20: 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
$671K
-3%
20 years remaining
Rental Income
+$141K
Total Position
$812K
+17%
3.2%/yr
Year 10
Capital Value
$467K
-33%
15 years remaining
Rental Income
+$304K
Total Position
$771K
+11%
1.0%/yr
Year 15
Capital Value
$241K
-65%
10 years remaining
Rental Income
+$493K
Total Position
$733K
+6%
0.4%/yr
Year 20
Capital Value
$70K
-90%
5 years remaining
Rental Income
+$712K
Total Position
$782K
+12%
0.6%/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
Average
3.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$228 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $228 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.3%
$1,353/mo
40% occ.
3.2%
$1,838/mo
48% occ.
3.8%
$2,208/mo
current
58% occ.
4.6%
$2,692/mo

Lease Timeline

25 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.