Brand new two bedroom leasehold townhouse in Tumbak Bayuh

Brand new two bedroom leasehold townhouse in Tumbak Bayuh

Bali, Bali

$1.9M

Price

0.3%

ROI

2

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 75 m²
Est. Revenue: $7k/yr
Avg Nightly Rate: $40

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 — short-term rental yields 0.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score35
GradeD
Brixfox Intelligence
35DBelow Avg
Score Breakdown
ROI & Yield39%
Capital Growth37%
Risk Profile38%
Market Demand35%

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
+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%
$135/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)
$40/night
50% ($20)Brixfox estimate($40/night)200% ($79)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$1,616
Airbnb data$40/night · 48% occupancy
Rental income
$40/night · 48% occ.
$6,981
Running costs (20%)
Utilities, cleaning, maintenance
-$1,396
Income tax (10%)
Indonesian rental income tax
-$698
Property tax
Annual property tax
-$3,271
Net income
0.1% ROI
$1,616

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

Short-term rental earns 3.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$2.2M$1.6M$1.1M$547K$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.
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
$1.9M
-0%
22 years remaining
Rental Income
+$9K
Total Position
$1.9M
+0%
0.1%/yr
Year 10
Capital Value
$1.5M
-19%
17 years remaining
Rental Income
+$19K
Total Position
$1.5M
-18%
-1.9%/yr
Year 15
Capital Value
$929K
-50%
12 years remaining
Rental Income
+$30K
Total Position
$960K
-49%
-4.3%/yr
Year 20
Capital Value
$395K
-79%
7 years remaining
Rental Income
+$43K
Total Position
$439K
-77%
-7.0%/yr

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
Average
48% average occupancy
Nightly Rate
Weak
$40 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

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.
-0.0%
$-20/mo
40% occ.
0.0%
$65/mo
48% occ.
0.1%
$135/mo
current
58% occ.
0.1%
$219/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.