Beautiful tropical Villa in Tiying Tutul for sale

Beautiful tropical Villa in Tiying Tutul for sale

Bali, Bali

$519k

Price

6.1%

ROI

5

Bedrooms

29%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 2085 m²
Build: 434.7 m²
Est. Revenue: $69k/yr
Avg Nightly Rate: $648

Investment Analysis

This cozy villa is located in a peaceful area of Tiying Tutul. This gorgeous villa features 5 comfortable, cozy and stylish bedroom with classy bathroom. It is fully furnished with lovely design. This property generously offers AC, living area, office room, dining area, kitchen, laundry room, water source, electricity . This is a remarkable option available for sale in a central area of Bali. Ideal to buy as a retirement home or as an investment. Available on leasehold. 5 minutes to the beach and 25 minutes from Ngurah Rai Airport.

Kibarer
Bali / Tiying Tutul

Beautiful tropical Villa in Tiying Tutul for sale

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
434.7 m²
Land Plot
2085 m²
Tenure
Lease 15yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.1% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
-0.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-9.7%
-$252K in 5yr (-48%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$3,941/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$648/night
50% ($324)Brixfox estimate($648/night)200% ($1296)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$47,288
Airbnb data$648/night · 29% occupancy
Rental income
$648/night · 29% occ.
$68,853
Running costs (20%)
Utilities, cleaning, maintenance
-$13,771
Income tax (10%)
Indonesian rental income tax
-$6,885
Property tax
Annual property tax
-$909
Net income
9.1% ROI
$47,288

Long-Term Rental

Yearly income
$35,134
8 comps
Rental income
$5,192/mo
$49,846
Agency fee (10%)
Finder's fee per tenant
-$4,985
Vacancy (~8%)
1.5mo gap per tenancy
-$3,834
Income tax (10%)
Indonesian rental income tax
-$4,985
Property tax
Annual property tax
-$909
Net income
6.8% ROI
$35,134

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 15 years remaining.

$1.0M$759K$506K$253K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $519KPeak Capital Value: NowPaid back
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
$268K
-48%
10 years remaining
Rental Income
+$251K
Total Position
$519K
-0%
-0.0%/yr
Year 10
Capital Value
$78K
-85%
5 years remaining
Rental Income
+$542K
Total Position
$620K
+19%
1.8%/yr
Leasehold Alert
With 15 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 0 years.

Location

Bali

Tiying Tutul, 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
9.1% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$648 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
2085 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
15 years remaining on lease

Top Highlights

High rental yield at 9.1% — outperforms most Bali villas
Premium nightly rate of $648 — 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
Occupancy at 29% — 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

30% occ.
9.4%
$4,064/mo
current
40% occ.
12.6%
$5,443/mo
29% occ.
9.1%
$3,941/mo
current
39% occ.
12.3%
$5,320/mo

Lease Timeline

15 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 0 years while the property is still easy to sell.

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.