TULUM INSPIRED 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-745

TULUM INSPIRED 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-745

Bali, Bali

$198k

Price

13.8%

ROI

2

Bedrooms

77%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 134 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $144

Investment Analysis

Discover the essence of contemporary luxury in this Tulum-inspired villa, nestled in Tumbak Bayuh. Offering easy access to charming cafés, renowned restaurants, and the beach just minutes away by motorbike, this villa is the ideal choice for those looking to buy a villa in Bali. Whether you’re seeking a primary residence, a vacation getaway, or a promising real estate investment, this property offers an exceptional lifestyle opportunity.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

TULUM INSPIRED 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-745

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
134 m²
Land Plot
100 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 14.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$3K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$2,326/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$144/night
50% ($72)Brixfox estimate($144/night)200% ($289)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$27,910
Airbnb data$144/night · 77% occupancy
Rental income
$144/night · 77% occ.
$40,366
Running costs (20%)
Utilities, cleaning, maintenance
-$8,073
Income tax (10%)
Indonesian rental income tax
-$4,037
Property tax
Annual property tax
-$346
Net income
14.1% ROI
$27,910

Long-Term Rental

Yearly income
$11,358
50 comps
Rental income
$1,686/mo
$16,186
Agency fee (10%)
Finder's fee per tenant
-$1,619
Vacancy (~8%)
1.5mo gap per tenancy
-$1,245
Income tax (10%)
Indonesian rental income tax
-$1,619
Property tax
Annual property tax
-$346
Net income
5.7% ROI
$11,358

Short-term rental earns 2.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.4M$1.0M$689K$344K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $198KPeak Capital Value: Yr 3 ($202K)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 7: 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
$200K
+1%
23 years remaining
Rental Income
+$148K
Total Position
$349K
+76%
12.0%/yr
Year 10
Capital Value
$174K
-12%
18 years remaining
Rental Income
+$320K
Total Position
$494K
+150%
9.6%/yr
Year 15
Capital Value
$112K
-43%
13 years remaining
Rental Income
+$519K
Total Position
$631K
+220%
8.1%/yr
Year 20
Capital Value
$52K
-74%
8 years remaining
Rental Income
+$750K
Total Position
$802K
+306%
7.3%/yr

Location

Bali

Pererenan - Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.1% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Good
$144 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 14.1% — outperforms most Bali villas
Strong occupancy at 77% — consistent booking demand
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 100 m² — limited expansion potential

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

57% occ.
10.4%
$1,711/mo
67% occ.
12.3%
$2,019/mo
77% occ.
14.1%
$2,326/mo
current
87% occ.
16.0%
$2,633/mo

Lease Timeline

28 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.