OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1386

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1386

Bali, Bali

$290k

Price

8.2%

ROI

2

Bedrooms

81%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 271.78 m²
Build: 188.1 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $123

Investment Analysis

Nestled in a prime location, this villa is ideally situated in Tumbak Bayuh, Bali. With its close proximity to the vibrant atmosphere of Canggu, Tumbak Bayuh provides a peaceful escape while keeping you within easy reach of Bali’s renowned cafes, restaurants, and cultural attractions. The villa’s layout is thoughtfully designed to maximize comfort and relaxation, featuring two bedrooms with ensuite bathrooms. The master bedroom opens onto a private balcony, complete with an outdoor bathtub and a cozy seating area. The design embraces natural light, creating a seamless indoor-outdoor flow. At the heart of the villa is a sunken living room, complemented by a fully equipped kitchen and a chic dining area. The expansive outdoor area boasts a large pool, surrounded by comfortable lounge sofas where you can relax and soak up Bali’s year-round sunshine. With dedicated parking and a location that places you close to Tumbak Bayuh’s best dining and lifestyle spots, this villa offers an exceptional investment opportunity.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1386

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
188.1 m²
Land Plot
271.78 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — short-term rental yields 8.6% 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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$2,089/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$123/night
50% ($62)Brixfox estimate($123/night)200% ($247)
Occupancy
81%
10%Brixfox estimate(81%)100%

Short-Term Rental

Yearly income
$25,067
Airbnb data$123/night · 81% occupancy
Rental income
$123/night · 81% occ.
$36,534
Running costs (20%)
Utilities, cleaning, maintenance
-$7,307
Income tax (10%)
Indonesian rental income tax
-$3,653
Property tax
Annual property tax
-$508
Net income
8.6% ROI
$25,067

Long-Term Rental

Yearly income
$21,350
50 comps
Rental income
$3,149/mo
$30,229
Agency fee (10%)
Finder's fee per tenant
-$3,023
Vacancy (~8%)
1.5mo gap per tenancy
-$2,325
Income tax (10%)
Indonesian rental income tax
-$3,023
Property tax
Annual property tax
-$508
Net income
7.4% ROI
$21,350

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.2M$928K$619K$309K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $290KPeak Capital Value: Yr 3 ($297K)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 11: 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
$294K
+1%
23 years remaining
Rental Income
+$133K
Total Position
$427K
+47%
8.1%/yr
Year 10
Capital Value
$256K
-12%
18 years remaining
Rental Income
+$287K
Total Position
$543K
+87%
6.5%/yr
Year 15
Capital Value
$165K
-43%
13 years remaining
Rental Income
+$466K
Total Position
$631K
+118%
5.3%/yr
Year 20
Capital Value
$76K
-74%
8 years remaining
Rental Income
+$674K
Total Position
$750K
+159%
4.9%/yr

Location

Bali

Pererenan - Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Strong
81% average occupancy
Nightly Rate
Good
$123 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
272 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 8.6% — outperforms most Bali villas
Strong occupancy at 81% — consistent booking demand
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 272 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

61% occ.
6.5%
$1,564/mo
71% occ.
7.6%
$1,826/mo
81% occ.
8.6%
$2,089/mo
current
91% occ.
9.7%
$2,352/mo

Lease Timeline

28 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.