Spacious 4-Bedroom Villa with Adjacent Land Opportunity – For Sale in Tumbak Bayuh - RF2951

Spacious 4-Bedroom Villa with Adjacent Land Opportunity – For Sale in Tumbak Bayuh - RF2951

Pererenan, Bali

$443k

Price

8.6%

ROI

4

Bedrooms

42%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 1000 m²
Build: 200 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $366

Investment Analysis

Located in a highly desirable area of Bali, this exceptional property offers a rare opportunity combining a spacious 4-bedroom villa with an additional adjacent...

4-bedroom leasehold villa in Pererenan — photo 1 of 5
Bali Home Immo
4-bedroom leasehold villa in Pererenan — photo 2 of 5
4-bedroom leasehold villa in Pererenan — photo 3 of 5
4-bedroom leasehold villa in Pererenan — photo 4 of 5
4-bedroom leasehold villa in Pererenan — photo 5 of 5

Spacious 4-Bedroom Villa with Adjacent Land Opportunity – For Sale in Tumbak Bayuh - RF2951

Pererenan · Tumbak Bayuh · Ref BF-342469 Source verified · Bali Home Immo · listed 4 Jul 2026
Asking price · Leasehold
$442,800
Inquire — direct to agent
Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
200 m²
Land
1000 m²
Brixfox Score 70 · B Leasehold · 24 yrs leftFinancial analysis ↓
Short lease — 24 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Modelled from Airbnb listings we track across Pererenan — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 24 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.4% of price, auto-calculated
$10,656
Lease transfer & notarial admin (~1%)$4,428
Notary & registration$1,800
Legal fees$4,428
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $7,675/bedroom
$
All-in investment
$519,156
+17.2% over asking

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Pererenan

Tumbak Bayuh, Pin from agency listing

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$366 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $366 — positioned in the top tier
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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

30% occ.
6.2%
$2,272/mo
40% occ.
8.3%
$3,050/mo
42% occ.
8.6%
$3,190/mo
current
52% occ.
10.8%
$3,969/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

20%
Management fee
of rental revenue — already in your Managed figures

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
of rental revenue — already in your Managed figures

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Airbnb Comp Analysis

Finding Airbnb comps...

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Source verified · Bali Home Immo

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

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.