MODERN MINIMALIST WITH RICEFIELD VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1433

MODERN MINIMALIST WITH RICEFIELD VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1433

Bali, Bali

$1.1M

Price

5.6%

ROI

5

Bedrooms

41%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 725 m²
Build: 596 m²
Est. Revenue: $112k/yr
Avg Nightly Rate: $747

Investment Analysis

Discover this exquisite villa located in the highly sought-after residential area of Tumbak Bayuh, renowned for its strategic location close to trendy cafes, renowned restaurants, just a short drive from Bali’s stunning beaches and on the way to the renowned Green school. This villa is a masterpiece of minimalist design with elegant wooden accents, crafted by a top-tier architect Andra Matin, celebrated for developing Bali’s most iconic properties. Set on a generous 725 sqm land, with a spacious 596 sqm building, this luxurious property offers: * 4 beautifully designed bedrooms * 1 office space * 5.5 bathrooms * A living room, * A stylish kitchen, * A cozy dining area, and * A dedicated office space Highlights That Set This Villa Apart: * A garden with mesmerizing greenery and tranquil rice field views. * A stunning swimming pool perfectly positioned to capture the serene rice field backdrop. * An elegant rooftop area, ideal for unwinding while taking in breathtaking panoramic views or hosting intimate gatherings. Whether you’re looking for a sound investment, the perfect holiday retreat or a family villa, this villa offers it all – luxurious comfort, a serene environment, and incredible potential for rental income. WE LOVE The minimalist design with elegant wooden accents The stunning rice field view The rooftop and the swimming pool KEY INFORMATION Leasehold ( until 31/12/2051) Price : USD 1,100,000 Bali Exception is a real estate agency based in Umalas, Bali, and a registered member of the Indonesia Property Association (AREBI). For the most current information or personalized real estate services, please contact us directly. Property features Property ID BE-1433 Property Size 596 m² Land Area 725 m² Bedroom 5 Bathroom 5.5 Furnish Fully-Furnished Leasehold 26 Years Type Villa Area Pererenan - Tumbak Bayuh Status Leasehold Label Ready Now See detailed video on instagram here + − Leaflet Inquire Now DOWNLOAD PDF Similar properties you may like WHATSAPP email us Bali Exception Support Bali Exception Team Hi, anything we can help? Please fill in the form below to chat with us on WhatsApp. 12:31 pm ONLINE Bali Exception Support - Favourite List Bali Exception Team Hi, please fill in the form below and our team will get back to you regarding your favourite property. 12:31 pm Bali Exception Support - Email Us Bali Exception Team Hi, please fill in the data below to contact us directly via e-mail. 12:31 pm Bali Exception Support - WhatsApp Chat Bali Exception Team Hi, please fill in the data below to WhatsApp chat with our team directly. 12:31 pm Bali Exception Support - Request Floorplan Bali Exception Team Hi, please fill in the data below and our team will get back to you with floorplan details. 12:31 pm Bali Exception Support - Schedule Viewing Bali Exception Team Hi, please fill in the data below and our team will get back to you with viewing schedule. 12:31 pm Bali Exception Support - ROI Estimation Bali Exception Team Hi, please fill in the data below and our team will get back to you with ROI estimation of this property. 12:31 pm March April May June July August September October November December Mon Tue Wed Thu Fri Sat Sun 23 24 25 26 27 28 1 2 3 4 5

Bali Exception
Bali / Pererenan - Tumbak Bayuh

MODERN MINIMALIST WITH RICEFIELD VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1433

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
596 m²
Land Plot
725 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.9% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$19K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$6,361/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$747/night
50% ($374)Brixfox estimate($747/night)200% ($1494)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$76,335
Airbnb data$747/night · 41% occupancy
Rental income
$747/night · 41% occ.
$111,801
Running costs (20%)
Utilities, cleaning, maintenance
-$22,360
Income tax (10%)
Indonesian rental income tax
-$11,180
Property tax
Annual property tax
-$1,925
Net income
6.9% ROI
$76,335

Long-Term Rental

Yearly income
$68,391
50 comps
Rental income
$10,130/mo
$97,245
Agency fee (10%)
Finder's fee per tenant
-$9,725
Vacancy (~8%)
1.5mo gap per tenancy
-$7,480
Income tax (10%)
Indonesian rental income tax
-$9,725
Property tax
Annual property tax
-$1,925
Net income
6.2% ROI
$68,391

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$3.4M$2.5M$1.7M$846K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 1 ($1.1M)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 13: 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
$1.1M
-2%
21 years remaining
Rental Income
+$405K
Total Position
$1.5M
+35%
6.2%/yr
Year 10
Capital Value
$819K
-26%
16 years remaining
Rental Income
+$875K
Total Position
$1.7M
+54%
4.4%/yr
Year 15
Capital Value
$466K
-58%
11 years remaining
Rental Income
+$1.4M
Total Position
$1.9M
+71%
3.7%/yr
Year 20
Capital Value
$173K
-84%
6 years remaining
Rental Income
+$2.1M
Total Position
$2.2M
+102%
3.6%/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
Good
6.9% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$747 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
725 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $747 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 725 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 41% — 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

30% occ.
5.0%
$4,612/mo
40% occ.
6.8%
$6,202/mo
41% occ.
6.9%
$6,361/mo
current
51% occ.
8.7%
$7,952/mo

Lease Timeline

26 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.