Villa with Three Bedrooms and Tropical Ambience in Tumbak Bayuh for Sale

Villa with Three Bedrooms and Tropical Ambience in Tumbak Bayuh for Sale

Bali, Bali

$295k

Price

10.7%

ROI

3

Bedrooms

54%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 260 m²
Build: 220 m²
Est. Revenue: $113k/yr
Avg Nightly Rate: $579

Investment Analysis

Escape to the serene beauty of Bali's rice fields and stay at this luxurious 3-bedroom villa, perfect for families, couples, and solo travelers seeking privacy and style in one of Bali's most sought-after locations.

Kibarer
Bali / Tumbak Bayuh

Villa with Three Bedrooms and Tropical Ambience in Tumbak Bayuh for Sale

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
220 m²
Land Plot
260 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — short-term rental yields 26.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+23.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$54K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
26.8%
$6,570/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$579/night
50% ($290)Brixfox estimate($579/night)200% ($1158)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$78,844
Airbnb data$579/night · 54% occupancy
Rental income
$579/night · 54% occ.
$113,370
Running costs (20%)
Utilities, cleaning, maintenance
-$22,674
Income tax (10%)
Indonesian rental income tax
-$11,337
Property tax
Annual property tax
-$515
Net income
26.8% ROI
$78,844

Long-Term Rental

Yearly income
$9,805
31 comps
Rental income
$1,487/mo
$14,273
Agency fee (10%)
Finder's fee per tenant
-$1,427
Vacancy (~8%)
1.5mo gap per tenancy
-$1,098
Income tax (10%)
Indonesian rental income tax
-$1,427
Property tax
Annual property tax
-$515
Net income
3.3% ROI
$9,805

Short-term rental earns 8.0x more but requires active management.

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$294,509
BPHTB (freehold transfer tax)$14,725
Notary & registration$1,800
Legal / due diligence$2,945
Total acquisition costs$19,470
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,500
($0–$11,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$362,379

Gross yield (asking)

38.5%

True gross yield (all-in)

31.3%

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

Leasehold with 22 years remaining.

$2.8M$2.1M$1.4M$692K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $295KPeak Capital Value: NowPaid 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 4: 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
$240K
-18%
17 years remaining
Rental Income
+$419K
Total Position
$659K
+124%
17.5%/yr
Year 10
Capital Value
$147K
-50%
12 years remaining
Rental Income
+$904K
Total Position
$1.1M
+257%
13.6%/yr
Year 15
Capital Value
$62K
-79%
7 years remaining
Rental Income
+$1.5M
Total Position
$1.5M
+419%
11.6%/yr
Year 20
Capital Value
$13K
-96%
2 years remaining
Rental Income
+$2.1M
Total Position
$2.1M
+624%
10.4%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
26.8% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$579 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
260 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 26.8% — outperforms most villas in this market
Premium nightly rate of $579 — 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 54% — 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

34% occ.
16.7%
$4,105/mo
44% occ.
21.7%
$5,337/mo
54% occ.
26.8%
$6,570/mo
current
64% occ.
31.8%
$7,803/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.