READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2453

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2453

Bali, Bali

$549k

Price

4.0%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 1450 m²
Build: 171 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $183

Investment Analysis

Nestled in the serene area of Tumbak Bayuh, this villa offers a peaceful escape while remaining just a short drive to Seseh, Canggu, Nirvana, and the Bali Padel Academy.Designed for comfort and convenience, the villa features 2 bedrooms with ensuite bathrooms, is fully furnished, and includes a fully equipped kitchen—ready…

Bali Exception
Bali / Tumbak Bayuh

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2453

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
171 m²
Land Plot
1450 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 12.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+3.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$9K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,850/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$183/night
50% ($92)Brixfox estimate($183/night)200% ($366)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$22,195
Airbnb data$183/night · 50% occupancy
Rental income
$183/night · 50% occ.
$33,079
Running costs (20%)
Utilities, cleaning, maintenance
-$6,616
Income tax (10%)
Indonesian rental income tax
-$3,308
Property tax
Annual property tax
-$961
Net income
4.0% ROI
$22,195

Long-Term Rental

Yearly income
$67,629
50 comps
Rental income
$9,881/mo
$94,858
Agency fee (10%)
Finder's fee per tenant
-$9,486
Vacancy (~8%)
1.5mo gap per tenancy
-$7,297
Income tax (10%)
Indonesian rental income tax
-$9,486
Property tax
Annual property tax
-$961
Net income
12.3% ROI
$67,629

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$984K$738K$492K$246K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $549KPeak Capital Value: Yr 1 ($553K)Paid 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 19: 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
$540K
-2%
21 years remaining
Rental Income
+$118K
Total Position
$657K
+20%
3.7%/yr
Year 10
Capital Value
$409K
-26%
16 years remaining
Rental Income
+$254K
Total Position
$663K
+21%
1.9%/yr
Year 15
Capital Value
$232K
-58%
11 years remaining
Rental Income
+$413K
Total Position
$645K
+18%
1.1%/yr
Year 20
Capital Value
$86K
-84%
6 years remaining
Rental Income
+$596K
Total Position
$683K
+24%
1.1%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1450 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1450 m² land — room for expansion or amenities
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% 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.
2.4%
$1,089/mo
40% occ.
3.2%
$1,479/mo
50% occ.
4.0%
$1,850/mo
current
60% occ.
4.9%
$2,239/mo

Lease Timeline

26 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.