SLEEK MODERN DESIGN 4 BEDROOM FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1341

SLEEK MODERN DESIGN 4 BEDROOM FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1341

Bali, Bali

$617k

Price

7.6%

ROI

4

Bedrooms

56%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 490 m²
Build: 428 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $457

Investment Analysis

This beautiful villa is located in the highly sought-after Tumbak Bayuh area, offering a perfect mix of convenience and tranquility. Just minutes from trendy cafes and top-rated restaurants, and a short drive from vibrant Canggu, it captures the best of Bali living. With a modern tropical design, this luxurious villa features 4 spacious bedrooms, 4.5 bathrooms, a 490 sqm land size, and a 428 sqm build size. The living room connects seamlessly to the gourmet kitchen and dining area, making it great for gatherings. The highlight of this property is the private swimming pool, surrounded by lush greenery and offering stunning views of rice fields and volcanoes. It also includes private road access and is located in a quiet area. This brand-new villa is finished to a high standard and comes with a water filtration system. Whether you’re searching for your dream home or a smart investment, this villa has everything you need.

Bali Exception
Bali / Tumbak Bayuh

SLEEK MODERN DESIGN 4 BEDROOM FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1341

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
428 m²
Land Plot
490 m²
Tenure
Lease 33yr
Yield Curve Status

Grade C investment — short-term rental yields 10.5% 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
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$70K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$5,396/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$457/night
50% ($229)Brixfox estimate($457/night)200% ($914)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$64,755
Airbnb data$457/night · 56% occupancy
Rental income
$457/night · 56% occ.
$94,050
Running costs (20%)
Utilities, cleaning, maintenance
-$18,810
Income tax (10%)
Indonesian rental income tax
-$9,405
Property tax
Annual property tax
-$1,080
Net income
10.5% ROI
$64,755

Long-Term Rental

Yearly income
$43,303
50 comps
Rental income
$6,394/mo
$61,381
Agency fee (10%)
Finder's fee per tenant
-$6,138
Vacancy (~8%)
1.5mo gap per tenancy
-$4,722
Income tax (10%)
Indonesian rental income tax
-$6,138
Property tax
Annual property tax
-$1,080
Net income
7.0% ROI
$43,303

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $617KPeak Capital Value: Yr 8 ($704K)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 9: 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
$687K
+11%
28 years remaining
Rental Income
+$344K
Total Position
$1.0M
+67%
10.8%/yr
Year 10
Capital Value
$697K
+13%
23 years remaining
Rental Income
+$742K
Total Position
$1.4M
+133%
8.8%/yr
Year 15
Capital Value
$606K
-2%
18 years remaining
Rental Income
+$1.2M
Total Position
$1.8M
+193%
7.4%/yr
Year 20
Capital Value
$390K
-37%
13 years remaining
Rental Income
+$1.7M
Total Position
$2.1M
+245%
6.4%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.5% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$457 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
490 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

High rental yield at 10.5% — outperforms most Bali villas
Premium nightly rate of $457 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
6.7%
$3,449/mo
46% occ.
8.6%
$4,423/mo
56% occ.
10.5%
$5,396/mo
current
66% occ.
12.4%
$6,370/mo

Lease Timeline

33 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.