MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2119

MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2119

Bali, Bali

$250k

Price

13.0%

ROI

3

Bedrooms

85%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 230 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $162

Investment Analysis

Located in the serene area of Tumbak Bayuh, this villa offers a peaceful environment just minutes from Canggu’s vibrant cafes, beaches, and yoga studios. Its strategic location ensures easy access to Pererenan, Echo Beach, and Batu Bolong, making it perfect for both relaxation and convenience. Step inside this modern minimalist villa and experience an airy, open-plan layout with plenty of natural light. The interior features clean lines, neutral tones, and floor-to-ceiling sliding glass doors that blur the line between indoor and outdoor living. Although unfurnished, the space offers endless possibilities to design your dream home. The outdoor area is a true highlight. A private pool sits at the heart of the villa, surrounded by lush greenery and open walkways. An internal courtyard adds tranquility, while the spacious rooftop area provides the perfect setting for sunset views or a future lounge and entertainment space. Ready to make this your next home in Bali? Contact us for more details or to schedule a viewing!

Bali Exception
Bali / Pererenan

MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2119

Inventory
3 Beds
Bathrooms
5 Baths
Built Area
230 m²
Land Plot
300 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+13.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$263 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.9%
$2,886/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
7.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$162/night
50% ($81)Brixfox estimate($162/night)200% ($323)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$34,636
Airbnb data$162/night · 85% occupancy
Rental income
$162/night · 85% occ.
$50,105
Running costs (20%)
Utilities, cleaning, maintenance
-$10,021
Income tax (10%)
Indonesian rental income tax
-$5,011
Property tax
Annual property tax
-$438
Net income
13.9% ROI
$34,636

Long-Term Rental

Yearly income
$31,517
50 comps
Rental income
$4,603/mo
$44,192
Agency fee (10%)
Finder's fee per tenant
-$4,419
Vacancy (~8%)
1.5mo gap per tenancy
-$3,399
Income tax (10%)
Indonesian rental income tax
-$4,419
Property tax
Annual property tax
-$438
Net income
12.6% ROI
$31,517

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.6M$1.2M$811K$405K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $250KPeak Capital Value: Yr 2 ($254K)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
$250K
-0%
22 years remaining
Rental Income
+$184K
Total Position
$434K
+73%
11.6%/yr
Year 10
Capital Value
$204K
-19%
17 years remaining
Rental Income
+$397K
Total Position
$601K
+140%
9.2%/yr
Year 15
Capital Value
$124K
-50%
12 years remaining
Rental Income
+$644K
Total Position
$769K
+207%
7.8%/yr
Year 20
Capital Value
$53K
-79%
7 years remaining
Rental Income
+$931K
Total Position
$984K
+293%
7.1%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.9% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Good
$162 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 13.9% — outperforms most Bali villas
Strong occupancy at 85% — consistent booking demand
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 300 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

65% occ.
10.6%
$2,199/mo
75% occ.
12.2%
$2,542/mo
85% occ.
13.9%
$2,886/mo
current
95% occ.
15.5%
$3,230/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.