Brand new six bedroom luxury leasehold property with rice field view in Tumbak

Brand new six bedroom luxury leasehold property with rice field view in Tumbak

Bali, Bali

$1.9M

Price

7.3%

ROI

6

Bedrooms

59%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1460 m²
Build: 740 m²
Est. Revenue: $200k/yr
Avg Nightly Rate: $936

Investment Analysis

Discover this brand-new, six-bedroom luxury leasehold property in Tumbak, offering picturesque rice field views.

Kibarer
Bali / Tumbak

Brand new six bedroom luxury leasehold property with rice field view in Tumbak

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
740 m²
Land Plot
1460 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$63K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$11,409/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$936/night
50% ($468)Brixfox estimate($936/night)200% ($1872)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$136,909
Airbnb data$936/night · 59% occupancy
Rental income
$936/night · 59% occ.
$200,233
Running costs (20%)
Utilities, cleaning, maintenance
-$40,047
Income tax (10%)
Indonesian rental income tax
-$20,023
Property tax
Annual property tax
-$3,254
Net income
7.4% ROI
$136,909

Long-Term Rental

Yearly income
$136,307
20 comps
Rental income
$20,105/mo
$193,009
Agency fee (10%)
Finder's fee per tenant
-$19,301
Vacancy (~8%)
1.5mo gap per tenancy
-$14,847
Income tax (10%)
Indonesian rental income tax
-$19,301
Property tax
Annual property tax
-$3,254
Net income
7.3% ROI
$136,307

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$5.7M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.9MPeak 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 12: 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
$1.8M
-3%
20 years remaining
Rental Income
+$727K
Total Position
$2.5M
+36%
6.3%/yr
Year 10
Capital Value
$1.2M
-33%
15 years remaining
Rental Income
+$1.6M
Total Position
$2.8M
+52%
4.2%/yr
Year 15
Capital Value
$644K
-65%
10 years remaining
Rental Income
+$2.5M
Total Position
$3.2M
+72%
3.7%/yr
Year 20
Capital Value
$187K
-90%
5 years remaining
Rental Income
+$3.7M
Total Position
$3.9M
+108%
3.7%/yr

Location

Bali

Tumbak, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$936 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
1460 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $936 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Generous 1460 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

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

39% occ.
4.8%
$7,423/mo
49% occ.
6.1%
$9,416/mo
59% occ.
7.4%
$11,409/mo
current
69% occ.
8.6%
$13,402/mo

Lease Timeline

25 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.