STUNNING CONTEMPORARY LUXURY VILLA

STUNNING CONTEMPORARY LUXURY VILLA

Bali, Bali

$2.0M

Price

3.8%

ROI

5

Bedrooms

43%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 1000 m²
Build: 650 m²
Est. Revenue: $118k/yr
Avg Nightly Rate: $754

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 C+ investment — long-term rental yields 4.2% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+4.3%
+$430K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$6,621/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$754/night
50% ($377)Brixfox estimate($754/night)200% ($1508)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$79,447
Airbnb data$754/night · 43% occupancy
Rental income
$754/night · 43% occ.
$118,457
Running costs (20%)
Utilities, cleaning, maintenance
-$23,691
Income tax (10%)
Indonesian rental income tax
-$11,846
Property tax
Annual property tax
-$3,473
Net income
4.0% ROI
$79,447

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

Long-term rental earns more with lower risk and less effort.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,984,568
BPHTB (freehold transfer tax)$99,228
Notary & registration$1,800
Legal / due diligence$19,846
Total acquisition costs$120,874
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$16,250
($0–$32,500)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$2,178,992

Gross yield (asking)

6.0%

True gross yield (all-in)

5.4%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$11.7M$8.8M$5.9M$2.9M$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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$422K
Total Position
$2.8M
+43%
7.4%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$911K
Total Position
$3.8M
+94%
6.8%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$2.1M
Total Position
$6.5M
+227%
6.1%/yr
Year 30
Capital Value
$6.4M
+224%
Rental Income
+$3.8M
Total Position
$10.2M
+415%
5.6%/yr

Location

Bali

Tumbak Bayuh, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$754 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 $754 — 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
Yield of 4.0% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.7%
$4,526/mo
40% occ.
3.7%
$6,131/mo
43% occ.
4.0%
$6,621/mo
current
53% occ.
5.0%
$8,226/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.