RICEFIELD VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1220

RICEFIELD VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1220

Bali, Bali

$199k

Price

7.0%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 100 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $139

Investment Analysis

This stunning ready villa, nestled in the desirable area of Tumbak Bayuh, offers the perfect blend of modern living and serene surroundings. Just a short distance from vibrant cafes and restaurants, this villa provides both convenience and tranquility. Boasting a sleek, modern design with a clean white aesthetic, the villa features a spacious 100 sq m build on a 100 sq m plot. It includes 2 beautifully appointed bedrooms plus an office space, 2 luxurious shower rooms, and a freestanding bath in the master bedroom. The living room, kitchen, and dining area create a welcoming comfortable atmosphere. The true gem of this property is the private pool, which overlooks breathtaking rice field views. This tranquil setting offers a perfect escape from the hustle and bustle, making it an ideal investment for those seeking both a peaceful retreat and strong rental potential.

Bali Exception
Bali / Tumbak Bayuh

RICEFIELD VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1220

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
100 m²
Tenure
Lease 30yr
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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$9K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$1,529/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.8 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$139/night
50% ($70)Brixfox estimate($139/night)200% ($279)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$18,345
Airbnb data$139/night · 53% occupancy
Rental income
$139/night · 53% occ.
$26,704
Running costs (20%)
Utilities, cleaning, maintenance
-$5,341
Income tax (10%)
Indonesian rental income tax
-$2,670
Property tax
Annual property tax
-$348
Net income
9.2% ROI
$18,345

Long-Term Rental

Yearly income
$11,754
50 comps
Rental income
$1,743/mo
$16,737
Agency fee (10%)
Finder's fee per tenant
-$1,674
Vacancy (~8%)
1.5mo gap per tenancy
-$1,287
Income tax (10%)
Indonesian rental income tax
-$1,674
Property tax
Annual property tax
-$348
Net income
5.9% ROI
$11,754

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.0M$753K$502K$251K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $199KPeak Capital Value: Yr 5 ($208K)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 5Peak
Capital Value
$208K
+4%
25 years remaining
Rental Income
+$97K
Total Position
$305K
+53%
8.9%/yr
Year 10
Capital Value
$201K
+1%
20 years remaining
Rental Income
+$210K
Total Position
$411K
+106%
7.5%/yr
Year 15
Capital Value
$140K
-30%
15 years remaining
Rental Income
+$341K
Total Position
$481K
+142%
6.1%/yr
Year 20
Capital Value
$72K
-64%
10 years remaining
Rental Income
+$493K
Total Position
$565K
+184%
5.4%/yr

Location

Bali

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
53% average occupancy
Nightly Rate
Good
$139 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 9.2% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
5.6%
$935/mo
43% occ.
7.4%
$1,232/mo
53% occ.
9.2%
$1,529/mo
current
63% occ.
11.0%
$1,825/mo

Lease Timeline

30 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.