MODERN STYLISH DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1046

MODERN STYLISH DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1046

Bali, Bali

$220k

Price

10.8%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 125 m²
Build: 117 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $193

Investment Analysis

This stunning villa, located in the highly sought-after area of Tumbak Bayuh, offers the perfect blend of convenience and tranquility, just minutes from vibrant cafes, restaurants, and pristine beaches. Designed with a modern aesthetic, with 125 land size and 117 build size the villa boasts 2 bedrooms, 2 bathrooms, and a living area that seamlessly connects to a fully equipped kitchen and stylish dining space. Every room is bathed in natural light and offers beautiful outdoor views, creating a serene and inviting atmosphere. The villa’s standout feature is a private swimming pool, ideal for relaxation and entertaining. This is a rare opportunity to own a contemporary villa in one of Bali’s most desirable locations.

Bali Exception
Bali / Tumbak Bayuh

MODERN STYLISH DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1046

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
117 m²
Land Plot
125 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B investment — short-term rental yields 10.6% 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%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$6K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$1,937/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$193/night
50% ($97)Brixfox estimate($193/night)200% ($387)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$23,246
Airbnb data$193/night · 48% occupancy
Rental income
$193/night · 48% occ.
$33,758
Running costs (20%)
Utilities, cleaning, maintenance
-$6,752
Income tax (10%)
Indonesian rental income tax
-$3,376
Property tax
Annual property tax
-$385
Net income
10.6% ROI
$23,246

Long-Term Rental

Yearly income
$16,343
50 comps
Rental income
$2,410/mo
$23,135
Agency fee (10%)
Finder's fee per tenant
-$2,313
Vacancy (~8%)
1.5mo gap per tenancy
-$1,780
Income tax (10%)
Indonesian rental income tax
-$2,313
Property tax
Annual property tax
-$385
Net income
7.4% ROI
$16,343

Short-term rental earns 1.4x more but requires active management.

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$220,000
BPHTB (freehold transfer tax)$11,000
Notary & registration$1,800
Legal / due diligence$2,200
Total acquisition costs$15,000
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,925
($0–$5,850)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$273,625

Gross yield (asking)

15.3%

True gross yield (all-in)

12.3%

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 29 years remaining.

$1.2M$907K$604K$302K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $220KPeak Capital Value: Yr 4 ($227K)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 9: 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
$226K
+3%
24 years remaining
Rental Income
+$123K
Total Position
$350K
+59%
9.7%/yr
Year 10
Capital Value
$208K
-5%
19 years remaining
Rental Income
+$266K
Total Position
$475K
+116%
8.0%/yr
Year 15
Capital Value
$140K
-36%
14 years remaining
Rental Income
+$432K
Total Position
$572K
+160%
6.6%/yr
Year 20
Capital Value
$69K
-69%
9 years remaining
Rental Income
+$625K
Total Position
$694K
+215%
5.9%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$193 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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

30% occ.
6.6%
$1,204/mo
40% occ.
8.8%
$1,616/mo
48% occ.
10.6%
$1,937/mo
current
58% occ.
12.8%
$2,349/mo

Lease Timeline

29 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.