READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2656

READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2656

Bali, Bali

$439k

Price

10.9%

ROI

5

Bedrooms

35%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 299 m²
Build: 256 m²
Est. Revenue: $86k/yr
Avg Nightly Rate: $672

Investment Analysis

This 5-bedroom leasehold villa is located in the serene and strategic Tumbak Bayuh, a quiet and fast-growing area just minutes from Pererenan and Canggu. It offers easy access to popular cafés, restaurants, international schools, and beaches, while still providing a peaceful residential atmosphere away from the crowds.The interior features a modern tropical design with clean lines, warm wood accents, natural textures, and neutral tones. Large windows and sliding glass doors allow plenty of natural light, creating bright, airy spaces. The open-plan living and dining areas feel elegant yet relaxed, ideal for both daily living and entertaining. Outdoors, the villa offers a private swimming pool with sun loungers and a sunken seating area. The view overlooks a clean, contemporary courtyard surrounded by greenery, giving a resort-style ambiance that feels private and calming. Overall, this villa combines comfort, style, and a strategic location, making it an excellent choice for both living and investment in Bali.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2656

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
256 m²
Land Plot
299 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$461 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.6%
$4,969/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$672/night
50% ($336)Brixfox estimate($672/night)200% ($1345)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$59,625
Airbnb data$672/night · 35% occupancy
Rental income
$672/night · 35% occ.
$86,276
Running costs (20%)
Utilities, cleaning, maintenance
-$17,255
Income tax (10%)
Indonesian rental income tax
-$8,628
Property tax
Annual property tax
-$768
Net income
13.6% ROI
$59,625

Long-Term Rental

Yearly income
$28,680
50 comps
Rental income
$4,242/mo
$40,727
Agency fee (10%)
Finder's fee per tenant
-$4,073
Vacancy (~8%)
1.5mo gap per tenancy
-$3,133
Income tax (10%)
Indonesian rental income tax
-$4,073
Property tax
Annual property tax
-$768
Net income
6.5% ROI
$28,680

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$439,000
BPHTB (freehold transfer tax)$21,950
Notary & registration$1,800
Legal / due diligence$4,390
Total acquisition costs$28,140
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,400
($0–$12,800)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$530,840

Gross yield (asking)

19.7%

True gross yield (all-in)

16.3%

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 27 years remaining.

$2.8M$2.1M$1.4M$698K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $439KPeak Capital Value: Yr 2 ($446K)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 7: 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
$439K
-0%
22 years remaining
Rental Income
+$317K
Total Position
$755K
+72%
11.5%/yr
Year 10
Capital Value
$358K
-19%
17 years remaining
Rental Income
+$684K
Total Position
$1.0M
+137%
9.0%/yr
Year 15
Capital Value
$218K
-50%
12 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+202%
7.7%/yr
Year 20
Capital Value
$93K
-79%
7 years remaining
Rental Income
+$1.6M
Total Position
$1.7M
+286%
7.0%/yr

Location

Bali

Pererenan - Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.6% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$672 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
299 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 13.6% — outperforms most villas in this market
Premium nightly rate of $672 — 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
Occupancy at 35% — 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.
11.6%
$4,230/mo
40% occ.
15.5%
$5,662/mo
35% occ.
13.6%
$4,969/mo
current
45% occ.
17.5%
$6,400/mo

Lease Timeline

27 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.