READY NOW 2 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN TUMBAK BAYUH BE-947

READY NOW 2 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN TUMBAK BAYUH BE-947

Bali, Bali

$172k

Price

9.9%

ROI

2

Bedrooms

49%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 90 m²
Build: 90 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $154

Investment Analysis

Discover this beautiful villa located in Tumbak Bayuh, a highly sought-after area offering the perfect blend of tranquility and convenience. You’ll be just steps away from charming cafes and top-rated restaurants. This villa features a modern tropical design with high ceillings, boasting 90 sqm living space and a 90 sqm plot of land. Inside, you’ll find 2 beautifully appointed bedrooms and 1.5 stylish bathrooms. The open-concept living room and kitchen create a warm and inviting atmosphere, perfect for both relaxation and entertaining. Additional features include a chic powder room and a versatile study room, ideal for remote work or quiet reflection. The highlight of this villa is the stunning outdoor area. Dive into your private swimming pool or unwind in the serene outdoor lounge. This villa offers not just a home, but a lifestyle of unparalleled comfort and sophistication. Don’t miss the opportunity to own this slice of paradise. Your dream villa awaits.

Bali Exception
Bali / Tumbak Bayuh

READY NOW 2 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN TUMBAK BAYUH BE-947

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
90 m²
Land Plot
90 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B investment — short-term rental yields 11.0% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$7K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.0%
$1,577/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$154/night
50% ($77)Brixfox estimate($154/night)200% ($308)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$18,919
Airbnb data$154/night · 49% occupancy
Rental income
$154/night · 49% occ.
$27,457
Running costs (20%)
Utilities, cleaning, maintenance
-$5,491
Income tax (10%)
Indonesian rental income tax
-$2,746
Property tax
Annual property tax
-$301
Net income
11.0% ROI
$18,919

Long-Term Rental

Yearly income
$9,820
50 comps
Rental income
$1,458/mo
$13,998
Agency fee (10%)
Finder's fee per tenant
-$1,400
Vacancy (~8%)
1.5mo gap per tenancy
-$1,077
Income tax (10%)
Indonesian rental income tax
-$1,400
Property tax
Annual property tax
-$301
Net income
5.7% ROI
$9,820

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.0M$776K$518K$259K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $172KPeak Capital Value: Yr 5 ($179K)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 5Peak
Capital Value
$179K
+4%
25 years remaining
Rental Income
+$100K
Total Position
$280K
+63%
10.2%/yr
Year 10
Capital Value
$173K
+1%
20 years remaining
Rental Income
+$217K
Total Position
$390K
+127%
8.5%/yr
Year 15
Capital Value
$121K
-30%
15 years remaining
Rental Income
+$352K
Total Position
$472K
+175%
7.0%/yr
Year 20
Capital Value
$62K
-64%
10 years remaining
Rental Income
+$508K
Total Position
$570K
+232%
6.2%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.0% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
90 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 11.0% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
6.7%
$960/mo
40% occ.
9.0%
$1,288/mo
49% occ.
11.0%
$1,577/mo
current
59% occ.
13.3%
$1,905/mo

Lease Timeline

30 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.