Finished Modern Tropical Villa in Tumbak Bayuh

Finished Modern Tropical Villa in Tumbak Bayuh

Bali, Bali

$264k

Price

10.6%

ROI

2

Bedrooms

79%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 280 m²
Build: 280 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $143

Investment Analysis

Located in the peaceful Tumbak Bayuh, an extension of the highly sought-after Pererenan area, this modern contemporary villa is built on 2.8 Are of land with a generous 280 sqm building, offering a calm yet connected lifestyle just 10 minutes from Canggu. Surrounded by popular cafés, boutique shops, and close to Pererenan Beach, the location blends everyday convenience with a quiet residential feel.

Propertia
Bali / Tumbak Bayuh

Finished Modern Tropical Villa in Tumbak Bayuh

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

Grade B investment — short-term rental yields 10.7% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$49K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$2,356/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$143/night
50% ($71)Brixfox estimate($143/night)200% ($286)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$28,270
Airbnb data$143/night · 79% occupancy
Rental income
$143/night · 79% occ.
$41,046
Running costs (20%)
Utilities, cleaning, maintenance
-$8,209
Income tax (10%)
Indonesian rental income tax
-$4,105
Property tax
Annual property tax
-$462
Net income
10.7% ROI
$28,270

Long-Term Rental

Yearly income
$28,112
50 comps
Rental income
$4,116/mo
$39,518
Agency fee (10%)
Finder's fee per tenant
-$3,952
Vacancy (~8%)
1.5mo gap per tenancy
-$3,040
Income tax (10%)
Indonesian rental income tax
-$3,952
Property tax
Annual property tax
-$462
Net income
10.6% ROI
$28,112

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$993K$745K$496K$248K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $264KPeak 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 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
$216K
-18%
17 years remaining
Rental Income
+$150K
Total Position
$366K
+38%
6.7%/yr
Year 10
Capital Value
$132K
-50%
12 years remaining
Rental Income
+$324K
Total Position
$456K
+72%
5.6%/yr
Year 15
Capital Value
$56K
-79%
7 years remaining
Rental Income
+$526K
Total Position
$582K
+120%
5.4%/yr
Year 20
Capital Value
$12K
-96%
2 years remaining
Rental Income
+$760K
Total Position
$771K
+192%
5.5%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Good
$143 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most Bali villas
Strong occupancy at 79% — 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 280 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

59% occ.
7.9%
$1,748/mo
69% occ.
9.3%
$2,052/mo
79% occ.
10.7%
$2,356/mo
current
89% occ.
12.1%
$2,660/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.