BEAUTIFUL MODERN DESIGN VILLA IN TIYING TUTUL

BEAUTIFUL MODERN DESIGN VILLA IN TIYING TUTUL

Bali, Bali

$627k

Price

7.8%

ROI

4

Bedrooms

68%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 460 m²
Build: 276 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $297

Investment Analysis

This luxurious residential development is located in Tiying Tutul – Tumbak Bayuh, a quiet neighborhood within Pererenan. A short 10-minute drive will bring you to Pererenan Beach and to the best cafes/restaurants that the area could offer.

Propertia
Bali / Tumbak Bayuh

BEAUTIFUL MODERN DESIGN VILLA IN TIYING TUTUL

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
276 m²
Land Plot
460 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 8.0% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$9K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$4,184/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$297/night
50% ($148)Brixfox estimate($297/night)200% ($594)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$50,213
Airbnb data$297/night · 68% occupancy
Rental income
$297/night · 68% occ.
$73,299
Running costs (20%)
Utilities, cleaning, maintenance
-$14,660
Income tax (10%)
Indonesian rental income tax
-$7,330
Property tax
Annual property tax
-$1,096
Net income
8.0% ROI
$50,213

Long-Term Rental

Yearly income
$30,099
50 comps
Rental income
$4,494/mo
$43,142
Agency fee (10%)
Finder's fee per tenant
-$4,314
Vacancy (~8%)
1.5mo gap per tenancy
-$3,319
Income tax (10%)
Indonesian rental income tax
-$4,314
Property tax
Annual property tax
-$1,096
Net income
4.8% ROI
$30,099

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$2.5M$1.9M$1.2M$620K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $627KPeak Capital Value: Yr 3 ($642K)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 11: 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
$636K
+1%
23 years remaining
Rental Income
+$267K
Total Position
$902K
+44%
7.6%/yr
Year 10
Capital Value
$553K
-12%
18 years remaining
Rental Income
+$576K
Total Position
$1.1M
+80%
6.1%/yr
Year 15
Capital Value
$356K
-43%
13 years remaining
Rental Income
+$934K
Total Position
$1.3M
+106%
4.9%/yr
Year 20
Capital Value
$165K
-74%
8 years remaining
Rental Income
+$1.3M
Total Position
$1.5M
+142%
4.5%/yr

Location

Bali

Tumbak Bayuh, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.0% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$297 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
460 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 8.0% — outperforms most Bali villas
Premium nightly rate of $297 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

48% occ.
5.6%
$2,920/mo
58% occ.
6.8%
$3,552/mo
68% occ.
8.0%
$4,184/mo
current
78% occ.
9.2%
$4,817/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.