Tranquil Modern Villa in Tiying Tutul

Tranquil Modern Villa in Tiying Tutul

Bali, Bali

$216k

Price

10.8%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 214 m²
Est. Revenue: $53k/yr
Avg Nightly Rate: $281

Investment Analysis

This modern villa in Tiying Tutul offers a peaceful lifestyle just 10 minutes from Pererenan, with easy access to popular cafes, shops, and restaurants.

Propertia
Bali / Pererenan

Tranquil Modern Villa in Tiying Tutul

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
214 m²
Land Plot
200 m²
Tenure
Lease 16yr
Yield Curve Status

Grade B investment — short-term rental yields 17.0% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-8.6%
-$93K in 5yr (-43%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.0%
$3,059/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$281/night
50% ($140)Brixfox estimate($281/night)200% ($562)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$36,705
Airbnb data$281/night · 52% occupancy
Rental income
$281/night · 52% occ.
$52,976
Running costs (20%)
Utilities, cleaning, maintenance
-$10,595
Income tax (10%)
Indonesian rental income tax
-$5,298
Property tax
Annual property tax
-$378
Net income
17.0% ROI
$36,705

Long-Term Rental

Yearly income
$25,007
50 comps
Rental income
$3,657/mo
$35,107
Agency fee (10%)
Finder's fee per tenant
-$3,511
Vacancy (~8%)
1.5mo gap per tenancy
-$2,701
Income tax (10%)
Indonesian rental income tax
-$3,511
Property tax
Annual property tax
-$378
Net income
11.6% ROI
$25,007

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 16 years remaining.

$851K$638K$425K$213K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $216KPeak 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 6: 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
$123K
-43%
11 years remaining
Rental Income
+$195K
Total Position
$318K
+47%
8.0%/yr
Year 10
Capital Value
$46K
-79%
6 years remaining
Rental Income
+$421K
Total Position
$466K
+116%
8.0%/yr
Year 15
Capital Value
$7K
-97%
1 years remaining
Rental Income
+$683K
Total Position
$689K
+219%
8.0%/yr
Leasehold Alert
With 16 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 1 years.

Location

Bali

Pererenan, 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
17.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$281 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
16 years remaining on lease

Top Highlights

High rental yield at 17.0% — outperforms most Bali villas
Premium nightly rate of $281 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
10.3%
$1,862/mo
42% occ.
13.7%
$2,461/mo
52% occ.
17.0%
$3,059/mo
current
62% occ.
20.3%
$3,657/mo

Lease Timeline

16 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 1 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.