STUNNING CONTEMPORARY LUXURY VILLA

STUNNING CONTEMPORARY LUXURY VILLA

Bali, Bali

$2.0M

Price

5.4%

ROI

5

Bedrooms

57%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 1000 m²
Build: 650 m²
Est. Revenue: $159k/yr
Avg Nightly Rate: $766

Investment Analysis

This outstanding 5 bedroom villa is located in Tumbak Bayuh. It is built on 10 Are of land with a building size of 650 sqm. Located close to a few iconic beach clubs (including La Brisa, The Lawn and Finns Beach Club), well-known restaurants, international schools and 10 minutes drive to Pererenan Beach and 15 minutes drive to Batu Bolong Beach. The two-level villa consists of 5 bedrooms (each with an en-suite bathroom), 1 shared bathroom, an enclosed dining and living area, a fully equipped kitchen complete with a wine fridge, two swimming pools (one plunge pool and one pool with built in bar), a spacious lush garden, BBQ area, Bluetooth ceiling speakers installed throughout the house and a storage room. There’s also a parking area that fits for 2 cars and 24 hours security. This is an excellent opportunity for anyone who is looking for a home or an investment in a perfect area of Tumbak Bayuh and close to all the main attractions that area has to offer.

Propertia
Bali / Tumbak Bayuh

STUNNING CONTEMPORARY LUXURY VILLA

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
650 m²
Land Plot
1000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.4% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$430K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$9,012/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$766/night
50% ($383)Brixfox estimate($766/night)200% ($1532)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$108,149
Airbnb data$766/night · 57% occupancy
Rental income
$766/night · 57% occ.
$159,459
Running costs (20%)
Utilities, cleaning, maintenance
-$31,892
Income tax (10%)
Indonesian rental income tax
-$15,946
Property tax
Annual property tax
-$3,473
Net income
5.4% ROI
$108,149

Long-Term Rental

Yearly income
$83,060
50 comps
Rental income
$12,466/mo
$119,674
Agency fee (10%)
Finder's fee per tenant
-$11,967
Vacancy (~8%)
1.5mo gap per tenancy
-$9,206
Income tax (10%)
Indonesian rental income tax
-$11,967
Property tax
Annual property tax
-$3,473
Net income
4.2% ROI
$83,060

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$13.3M$10.0M$6.7M$3.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.0M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$574K
Total Position
$3.0M
+51%
8.5%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.2M
Total Position
$4.2M
+110%
7.7%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$2.9M
Total Position
$7.3M
+266%
6.7%/yr
Year 30
Capital Value
$6.4M
+224%
Rental Income
+$5.1M
Total Position
$11.6M
+484%
6.1%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$766 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $766 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
3.5%
$5,751/mo
47% occ.
4.5%
$7,382/mo
57% occ.
5.4%
$9,012/mo
current
67% occ.
6.4%
$10,643/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.