MODERN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2407

MODERN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2407

Bali, Bali

$209k

Price

9.2%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 150 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $163

Investment Analysis

Strategically located in Tumbak Bayuh, a short drive to Pererenan beach and its renowned restaurants, this area is known for its peaceful atmosphere and slower pace, offering the perfect balance between tranquil living and convenient access to trendy cafés, restaurants, and world-class surf beaches.This 2-bedroom villa combines modern comfort with tropical charm, each bedroom featuring its own ensuite bathroom for privacy and convenience. An additional guest bathroom enhances functionality, ensuring ease for both residents and visitors. Fully furnished, the villa boasts a stylish open-plan layout with a well-equipped kitchen, spacious dining area, and inviting living room. Large windows fill the space with natural light while seamlessly blending indoor and outdoor living. Outdoors, the villa features a refreshing private pool framed by tropical greenery, providing the perfect spot to relax and unwind under the Bali sun. For added convenience, the property also includes parking for two bikes, making it easy to explore the surrounding area. Whether as a serene residence or a holiday retreat, this villa offers the ideal blend of comfort, style, and location.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

MODERN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2407

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

Grade B investment — short-term rental yields 9.4% net return annually.

Go to Source via Bali Exception

The Investment

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

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$220 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$1,635/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$163/night
50% ($82)Brixfox estimate($163/night)200% ($327)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$19,618
Airbnb data$163/night · 48% occupancy
Rental income
$163/night · 48% occ.
$28,549
Running costs (20%)
Utilities, cleaning, maintenance
-$5,710
Income tax (10%)
Indonesian rental income tax
-$2,855
Property tax
Annual property tax
-$366
Net income
9.4% ROI
$19,618

Long-Term Rental

Yearly income
$14,860
50 comps
Rental income
$2,193/mo
$21,057
Agency fee (10%)
Finder's fee per tenant
-$2,106
Vacancy (~8%)
1.5mo gap per tenancy
-$1,620
Income tax (10%)
Indonesian rental income tax
-$2,106
Property tax
Annual property tax
-$366
Net income
7.1% ROI
$14,860

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$918K$689K$459K$230K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $209KPeak Capital Value: Yr 2 ($212K)Paid 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 10: 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
$209K
-0%
22 years remaining
Rental Income
+$104K
Total Position
$313K
+50%
8.4%/yr
Year 10
Capital Value
$170K
-19%
17 years remaining
Rental Income
+$225K
Total Position
$395K
+89%
6.6%/yr
Year 15
Capital Value
$104K
-50%
12 years remaining
Rental Income
+$365K
Total Position
$469K
+124%
5.5%/yr
Year 20
Capital Value
$44K
-79%
7 years remaining
Rental Income
+$527K
Total Position
$571K
+173%
5.2%/yr

Location

Bali

Pererenan - Tumbak Bayuh, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 9.4% — outperforms most Bali villas
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
Occupancy at 48% — 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.
5.8%
$1,014/mo
40% occ.
7.8%
$1,362/mo
48% occ.
9.4%
$1,635/mo
current
58% occ.
11.4%
$1,983/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.