Exquisite Villa in Timeless Design in Tumbak Bayuh

Exquisite Villa in Timeless Design in Tumbak Bayuh

Bali, Bali

$1.1M

Price

8.8%

ROI

5

Bedrooms

59%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 725 m²
Build: 596 m²
Est. Revenue: $144k/yr
Avg Nightly Rate: $674

Investment Analysis

Discover 596 sqm of exquisite living space on 7.25 Are of land, designed by the renowned Indonesian architect, Andra Matin. This villa embodies tropical luxury, seamlessly merging sleek minimalist design with Bali’s natural charm. Surrounded by stunning greenbelt rice fields and lush Pandans, the property offers unparalleled tranquility. Features include a private pool, serene garden, and a rooftop garden, all thoughtfully crafted to celebrate Bali’s indoor-outdoor lifestyle. This timelessly designed villa, offered with a 27-year lease, is more than a home it’s a masterpiece of elegance and natural harmony. Ideal for those seeking refined living in paradise. Don’t miss this opportunity contact PROPERTIA today for more details!

Propertia
Bali / Tumbak Bayuh

Exquisite Villa in Timeless Design in Tumbak Bayuh

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
596 m²
Land Plot
725 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — short-term rental yields 8.8% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$19K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$8,244/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$674/night
50% ($337)Brixfox estimate($674/night)200% ($1348)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$98,923
Airbnb data$674/night · 59% occupancy
Rental income
$674/night · 59% occ.
$144,128
Running costs (20%)
Utilities, cleaning, maintenance
-$28,826
Income tax (10%)
Indonesian rental income tax
-$14,413
Property tax
Annual property tax
-$1,966
Net income
8.8% ROI
$98,923

Long-Term Rental

Yearly income
$61,919
50 comps
Rental income
$9,203/mo
$88,352
Agency fee (10%)
Finder's fee per tenant
-$8,835
Vacancy (~8%)
1.5mo gap per tenancy
-$6,796
Income tax (10%)
Indonesian rental income tax
-$8,835
Property tax
Annual property tax
-$1,966
Net income
5.5% ROI
$61,919

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 1 ($1.1M)Paid 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 10: 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
$1.1M
-2%
21 years remaining
Rental Income
+$525K
Total Position
$1.6M
+45%
7.7%/yr
Year 10
Capital Value
$837K
-26%
16 years remaining
Rental Income
+$1.1M
Total Position
$2.0M
+75%
5.8%/yr
Year 15
Capital Value
$476K
-58%
11 years remaining
Rental Income
+$1.8M
Total Position
$2.3M
+106%
4.9%/yr
Year 20
Capital Value
$176K
-84%
6 years remaining
Rental Income
+$2.7M
Total Position
$2.8M
+152%
4.7%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$674 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
725 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 8.8% — outperforms most Bali villas
Premium nightly rate of $674 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

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.
5.7%
$5,374/mo
49% occ.
7.3%
$6,809/mo
59% occ.
8.8%
$8,244/mo
current
69% occ.
10.3%
$9,678/mo

Lease Timeline

26 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.