MODERN TROPICAL VILLA IN TUMBAK BAYUH

MODERN TROPICAL VILLA IN TUMBAK BAYUH

Bali, Bali

$191k

Price

14.7%

ROI

2

Bedrooms

78%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 163 m²
Build: 127 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $147

Investment Analysis

Discover a rare opportunity to own a stylish modern tropical villa in the peaceful neighborhood of Tumbak Bayuh. Nestled just 10 minutes from Bali’s Canggu beaches and it’s trendy cafes, shops, and entertainment spots, this villa offers a perfect blend of serenity and accessibility.

Propertia
Bali / Tumbak Bayuh

MODERN TROPICAL VILLA IN TUMBAK BAYUH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
127 m²
Land Plot
163 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — short-term rental yields 15.1% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$35K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.1%
$2,408/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
6.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$147/night
50% ($74)Brixfox estimate($147/night)200% ($294)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$28,900
Airbnb data$147/night · 78% occupancy
Rental income
$147/night · 78% occ.
$41,765
Running costs (20%)
Utilities, cleaning, maintenance
-$8,353
Income tax (10%)
Indonesian rental income tax
-$4,176
Property tax
Annual property tax
-$335
Net income
15.1% ROI
$28,900

Long-Term Rental

Yearly income
$14,775
50 comps
Rental income
$2,177/mo
$20,896
Agency fee (10%)
Finder's fee per tenant
-$2,090
Vacancy (~8%)
1.5mo gap per tenancy
-$1,607
Income tax (10%)
Indonesian rental income tax
-$2,090
Property tax
Annual property tax
-$335
Net income
7.7% ROI
$14,775

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.0M$761K$507K$254K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $191KPeak Capital Value: NowPaid 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
$156K
-18%
17 years remaining
Rental Income
+$153K
Total Position
$310K
+62%
10.1%/yr
Year 10
Capital Value
$95K
-50%
12 years remaining
Rental Income
+$331K
Total Position
$427K
+123%
8.3%/yr
Year 15
Capital Value
$40K
-79%
7 years remaining
Rental Income
+$538K
Total Position
$578K
+202%
7.6%/yr
Year 20
Capital Value
$9K
-96%
2 years remaining
Rental Income
+$777K
Total Position
$785K
+310%
7.3%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.1% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Good
$147 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
163 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 15.1% — outperforms most Bali villas
Strong occupancy at 78% — 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 163 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

58% occ.
11.2%
$1,782/mo
68% occ.
13.1%
$2,095/mo
78% occ.
15.1%
$2,408/mo
current
88% occ.
17.1%
$2,722/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.