Rare opportunity new four bedroom freehold in Tumbak Bayuh

Rare opportunity new four bedroom freehold in Tumbak Bayuh

Bali, Bali

$262k

Price

8.8%

ROI

4

Bedrooms

61%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 220 m²
Build: 165 m²
Est. Revenue: $72k/yr
Avg Nightly Rate: $319

Investment Analysis

This rare opportunity presents a brand new four-bedroom freehold villa in the peaceful and green surroundings of Tumbak Bayuh.

Kibarer
Bali / Tumbak

Rare opportunity new four bedroom freehold in Tumbak Bayuh

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
165 m²
Land Plot
220 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 18.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+23.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$57K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.9%
$4,134/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$319/night
50% ($160)Brixfox estimate($319/night)200% ($638)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$49,607
Airbnb data$319/night · 61% occupancy
Rental income
$319/night · 61% occ.
$71,523
Running costs (20%)
Utilities, cleaning, maintenance
-$14,305
Income tax (10%)
Indonesian rental income tax
-$7,152
Property tax
Annual property tax
-$459
Net income
18.9% ROI
$49,607

Long-Term Rental

Yearly income
$17,026
50 comps
Rental income
$2,519/mo
$24,182
Agency fee (10%)
Finder's fee per tenant
-$2,418
Vacancy (~8%)
1.5mo gap per tenancy
-$1,860
Income tax (10%)
Indonesian rental income tax
-$2,418
Property tax
Annual property tax
-$459
Net income
6.5% ROI
$17,026

Short-term rental earns 2.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$3.7M$2.8M$1.8M$923K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $262K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 5: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$319K
+22%
Rental Income
+$263K
Total Position
$583K
+122%
17.3%/yr
Year 10
Capital Value
$388K
+48%
Rental Income
+$569K
Total Position
$957K
+265%
13.8%/yr
Year 20
Capital Value
$575K
+119%
Rental Income
+$1.3M
Total Position
$1.9M
+627%
10.4%/yr
Year 30
Capital Value
$851K
+224%
Rental Income
+$2.4M
Total Position
$3.2M
+1124%
8.7%/yr

Location

Bali

Tumbak, 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
18.9% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$319 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.9% — outperforms most Bali villas
Premium nightly rate of $319 — positioned in the top tier
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 220 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

41% occ.
12.7%
$2,775/mo
51% occ.
15.8%
$3,455/mo
61% occ.
18.9%
$4,134/mo
current
71% occ.
22.0%
$4,813/mo

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.