READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1374

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1374

Bali, Bali

$292k

Price

5.5%

ROI

2

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 240 m²
Build: 200 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $160

Investment Analysis

Discover this charming mezzanine villa in Tumbak Bayuh, ideally located near cafés and restaurants. Designed with style and functionality, this villa features two spacious bedrooms, each with its own ensuite bathroom, and additional powder room for convenience. Set under high ceilings and framed by grand windows that flood the space with natural light, creating a breezy, open feel. Fully furnished with a modern, fully equipped kitchen, ready for immediate enjoyment. The mezzanine level serves as a polyvalent area, ideal for a working space or study nook. Additional conveniences include a laundry room with a washing machine, making everyday living a breeze. Outside, you’ll find a serene pool area, complete with a gazebo and hammock for unwinding under the Bali skies, and a Bluetooth speaker to set the mood. Parking space accommodates both a car and scooters, adding to the villa’s convenience. Whether you’re seeking a luxurious family retreat or a prime investment opportunity, this villa offers a perfect blend of relaxation and practicality in a desirable location.

Bali Exception
Bali / Tumbak Bayuh

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1374

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

Grade C investment — long-term rental yields 8.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$307 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$1,526/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$160/night
50% ($80)Brixfox estimate($160/night)200% ($320)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$18,307
Airbnb data$160/night · 46% occupancy
Rental income
$160/night · 46% occ.
$26,882
Running costs (20%)
Utilities, cleaning, maintenance
-$5,376
Income tax (10%)
Indonesian rental income tax
-$2,688
Property tax
Annual property tax
-$510
Net income
6.3% ROI
$18,307

Long-Term Rental

Yearly income
$24,268
50 comps
Rental income
$3,570/mo
$34,268
Agency fee (10%)
Finder's fee per tenant
-$3,427
Vacancy (~8%)
1.5mo gap per tenancy
-$2,636
Income tax (10%)
Indonesian rental income tax
-$3,427
Property tax
Annual property tax
-$510
Net income
8.3% ROI
$24,268

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$857K$643K$429K$214K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $292KPeak Capital Value: Yr 2 ($296K)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 14: 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
$291K
-0%
22 years remaining
Rental Income
+$97K
Total Position
$389K
+33%
5.9%/yr
Year 10
Capital Value
$238K
-19%
17 years remaining
Rental Income
+$210K
Total Position
$448K
+53%
4.4%/yr
Year 15
Capital Value
$145K
-50%
12 years remaining
Rental Income
+$340K
Total Position
$486K
+66%
3.5%/yr
Year 20
Capital Value
$62K
-79%
7 years remaining
Rental Income
+$492K
Total Position
$554K
+90%
3.3%/yr

Location

Bali

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
Good
6.3% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
240 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
Occupancy at 46% — 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.
4.0%
$978/mo
40% occ.
5.4%
$1,318/mo
46% occ.
6.3%
$1,526/mo
current
56% occ.
7.7%
$1,866/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.