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

5.7%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 271.78 m²
Build: 188.1 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $163

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 C+ investment — long-term rental yields 7.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.5%
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
7.2%
$1,733/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$163/night
50% ($81)Brixfox estimate($163/night)200% ($325)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$20,793
Airbnb data$163/night · 51% occupancy
Rental income
$163/night · 51% occ.
$30,430
Running costs (20%)
Utilities, cleaning, maintenance
-$6,086
Income tax (10%)
Indonesian rental income tax
-$3,043
Property tax
Annual property tax
-$508
Net income
7.2% ROI
$20,793

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

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

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$290,000
BPHTB (freehold transfer tax)$14,500
Notary & registration$1,800
Legal / due diligence$2,900
Total acquisition costs$19,200
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,703
($0–$9,405)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$349,603

Gross yield (asking)

10.5%

True gross yield (all-in)

8.7%

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 28 years remaining.

$1.0M$770K$513K$257K$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 12: 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
+$110K
Total Position
$405K
+40%
6.9%/yr
Year 10
Capital Value
$256K
-12%
18 years remaining
Rental Income
+$238K
Total Position
$494K
+70%
5.5%/yr
Year 15
Capital Value
$165K
-43%
13 years remaining
Rental Income
+$387K
Total Position
$551K
+90%
4.4%/yr
Year 20
Capital Value
$76K
-74%
8 years remaining
Rental Income
+$559K
Total Position
$635K
+119%
4.0%/yr

Location

Bali

Pererenan - Tumbak Bayuh, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$163 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

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
4.3%
$1,040/mo
41% occ.
5.7%
$1,386/mo
51% occ.
7.2%
$1,733/mo
current
61% occ.
8.6%
$2,079/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.