Brand new two bedroom leasehold townhouse in Tumbak Bayuh

Brand new two bedroom leasehold townhouse in Tumbak Bayuh

Bali, Bali

$1.9M

Price

0.2%

ROI

2

Bedrooms

4%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 75 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $222

Investment Analysis

Introducing a brand new two-bedroom leasehold townhouse in the tranquil neighborhood of Tumbak Bayuh.

Kibarer
Bali / Tumbak

Brand new two bedroom leasehold townhouse in Tumbak Bayuh

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
75 m²
Land Plot
100 m²
Tenure
Lease 27yr
Yield Curve Status

Grade D investment — long-term rental yields 0.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score30
GradeD
Brixfox Intelligence
30DBelow Avg
Score Breakdown
ROI & Yield33%
Capital Growth32%
Risk Profile34%
Market Demand30%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
-0.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$2K in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.1%
$-89/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$222/night
50% ($111)Brixfox estimate($222/night)200% ($445)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$-1,067
Airbnb data$222/night · 4% occupancy
Rental income
$222/night · 4% occ.
$3,148
Running costs (20%)
Utilities, cleaning, maintenance
-$630
Income tax (10%)
Indonesian rental income tax
-$315
Property tax
Annual property tax
-$3,271
Net income
-0.1% ROI
$-1,067

Long-Term Rental

Yearly income
$416
31 comps
Rental income
$531/mo
$5,099
Agency fee (10%)
Finder's fee per tenant
-$510
Vacancy (~8%)
1.5mo gap per tenancy
-$392
Income tax (10%)
Indonesian rental income tax
-$510
Property tax
Annual property tax
-$3,271
Net income
0.0% ROI
$416

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$1,869,331
BPHTB (freehold transfer tax)$93,467
Notary & registration$1,800
Legal / due diligence$18,693
Total acquisition costs$113,960
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,875
($0–$3,750)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$2,020,866

Gross yield (asking)

0.2%

True gross yield (all-in)

0.2%

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

Leasehold with 27 years remaining.

$2.2M$1.6M$1.1M$546K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.9MPeak Capital Value: Yr 2 ($1.9M)
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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
$1.9M
-0%
22 years remaining
Year 10
Capital Value
$1.5M
-19%
17 years remaining
Year 15
Capital Value
$929K
-50%
12 years remaining
Year 20
Capital Value
$395K
-79%
7 years remaining

Location

Bali

Tumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.1% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$222 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $222 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of -0.1% 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

30% occ.
0.7%
$1,147/mo
40% occ.
1.0%
$1,621/mo
4% occ.
-0.1%
$-89/mo
current
14% occ.
0.2%
$384/mo

Lease Timeline

27 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.