Brand new two bedroom villa with beautiful rice field views

Brand new two bedroom villa with beautiful rice field views

Bali, Bali

$312k

Price

1.9%

ROI

2

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 180 m²
Est. Revenue: $9k/yr
Avg Nightly Rate: $47

Investment Analysis

Nestled in the serene village of Tumbak Bayuh, this brand-new two-bedroom villa offers a harmonious blend of modern comfort and traditional charm. Enjoying stunning rice field views, the villa boasts a spacious open-plan living area, seamlessly connecting to the lush outdoor landscape. The contemporary kitchen is equipped with state-of-the-art appliances, ideal for culinary enthusiasts. Each bedroom is a tranquil retreat, featuring elegant furnishings and en-suite bathrooms for added privacy. The highlight of this property is its expansive terrace, perfect for alfresco dining or simply unwinding while admiring the picturesque surroundings. With its prime location, this villa offers a peaceful escape from the hustle and bustle, yet is just a short drive away from the vibrant heart of Canggu.

Kibarer
Bali / Tumbak

Brand new two bedroom villa with beautiful rice field views

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
180 m²
Land Plot
150 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C investment — long-term rental yields 2.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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
+1.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$5K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.8%
$460/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
56.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$47/night
50% ($23)Brixfox estimate($47/night)200% ($93)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$5,525
Airbnb data$47/night · 51% occupancy
Rental income
$47/night · 51% occ.
$8,672
Running costs (20%)
Utilities, cleaning, maintenance
-$1,734
Income tax (10%)
Indonesian rental income tax
-$867
Property tax
Annual property tax
-$545
Net income
1.8% ROI
$5,525

Long-Term Rental

Yearly income
$6,975
31 comps
Rental income
$1,083/mo
$10,400
Agency fee (10%)
Finder's fee per tenant
-$1,040
Vacancy (~8%)
1.5mo gap per tenancy
-$800
Income tax (10%)
Indonesian rental income tax
-$1,040
Property tax
Annual property tax
-$545
Net income
2.2% ROI
$6,975

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$390K$292K$195K$97K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $312KPeak Capital Value: Yr 1 ($314K)
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.
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
$306K
-2%
21 years remaining
Rental Income
+$29K
Total Position
$336K
+8%
1.5%/yr
Year 10
Capital Value
$232K
-26%
16 years remaining
Rental Income
+$63K
Total Position
$295K
-5%
-0.5%/yr
Year 15
Capital Value
$132K
-58%
11 years remaining
Rental Income
+$103K
Total Position
$235K
-25%
-1.9%/yr
Year 20
Capital Value
$49K
-84%
6 years remaining
Rental Income
+$148K
Total Position
$197K
-37%
-2.3%/yr

Location

Bali

Tumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Weak
$47 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% is below 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

31% occ.
1.0%
$262/mo
41% occ.
1.4%
$361/mo
51% occ.
1.8%
$460/mo
current
61% occ.
2.2%
$559/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.