STUNNING MODERN MINIMALIST VILLA IN TUMBAK BAYUH

STUNNING MODERN MINIMALIST VILLA IN TUMBAK BAYUH

Buduk/Mengwi, Bali

$154k

Price

13.4%

ROI

2

Bedrooms

44%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 85 m²
Build: 85 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $187

Investment Analysis

Experience the perfect blend of style and convenience with this brand-new villa in Tumbak Bayuh. Just 10 minutes from Pererenan Beach and surrounded by Bali’s trendiest cafes, restaurants, and wellness spots, this is the ideal location for both lifestyle seekers and savvy investors. Set on 0,90 Are of land with 85 sqm of living space, […]

Propertia
Buduk/Mengwi / Buduk/Mengwi

STUNNING MODERN MINIMALIST VILLA IN TUMBAK BAYUH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
85 m²
Land Plot
85 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 13.4% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+17.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$33K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.4%
$1,726/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.5 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$187/night
50% ($94)Brixfox estimate($187/night)200% ($375)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$20,711
Airbnb data$187/night · 44% occupancy
Rental income
$187/night · 44% occ.
$29,973
Running costs (20%)
Utilities, cleaning, maintenance
-$5,995
Income tax (10%)
Indonesian rental income tax
-$2,997
Property tax
Annual property tax
-$270
Net income
13.4% ROI
$20,711

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$154,365
BPHTB (freehold transfer tax)$7,718
Notary & registration$1,800
Legal / due diligence$1,544
Total acquisition costs$11,062
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$11,050
($6,800–$15,300)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$196,577

Gross yield (asking)

19.4%

True gross yield (all-in)

15.2%

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 Buduk/Mengwi.

$1.7M$1.3M$854K$427K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $154K
Capital appreciation
Property value growing at +4%/yr based on Buduk/Mengwi 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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$188K
+22%
Rental Income
+$110K
Total Position
$298K
+93%
14.0%/yr
Year 10
Capital Value
$228K
+48%
Rental Income
+$237K
Total Position
$466K
+202%
11.7%/yr
Year 20
Capital Value
$338K
+119%
Rental Income
+$557K
Total Position
$895K
+480%
9.2%/yr
Year 30
Capital Value
$501K
+224%
Rental Income
+$985K
Total Position
$1.5M
+863%
7.8%/yr

Location

Buduk/Mengwi

Buduk/Mengwi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$187 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
85 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.4% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.1%
$1,174/mo
40% occ.
12.2%
$1,573/mo
44% occ.
13.4%
$1,726/mo
current
54% occ.
16.5%
$2,125/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.