READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1967

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1967

Bali, Bali

$190k

Price

9.8%

ROI

2

Bedrooms

78%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 110 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $101

Investment Analysis

Situated in the serene neighborhood of Tumbak Bayuh, this villa offers the perfect balance of tranquility and convenience, with cafés, gyms, and popular restaurants just moments away. Spanning two levels, the villa features two bedrooms with ensuite bathrooms, ensuring privacy and comfort. The open-concept living creating an inviting and airy atmosphere. Fully furnished with modern minimalist décor and equipped with a state-of-the-art kitchen, this home is move-in ready. Step outside to a pool, featuring a mini bridge at its center, surrounded by a lounge area—with a rooftop, a perfect space to relax and unwind. An exceptional choice for both investment and living.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1967

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110 m²
Land Plot
200 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B+ investment — short-term rental yields 10.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$6K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.4%
$1,649/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
9.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$101/night
50% ($51)Brixfox estimate($101/night)200% ($202)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$19,789
Airbnb data$101/night · 78% occupancy
Rental income
$101/night · 78% occ.
$28,745
Running costs (20%)
Utilities, cleaning, maintenance
-$5,749
Income tax (10%)
Indonesian rental income tax
-$2,875
Property tax
Annual property tax
-$333
Net income
10.4% ROI
$19,789

Long-Term Rental

Yearly income
$19,737
50 comps
Rental income
$2,891/mo
$27,756
Agency fee (10%)
Finder's fee per tenant
-$2,776
Vacancy (~8%)
1.5mo gap per tenancy
-$2,135
Income tax (10%)
Indonesian rental income tax
-$2,776
Property tax
Annual property tax
-$333
Net income
10.4% ROI
$19,737

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.0M$772K$515K$257K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $190KPeak Capital Value: Yr 4 ($196K)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
$196K
+3%
24 years remaining
Rental Income
+$105K
Total Position
$301K
+58%
9.6%/yr
Year 10
Capital Value
$180K
-5%
19 years remaining
Rental Income
+$227K
Total Position
$407K
+114%
7.9%/yr
Year 15
Capital Value
$121K
-36%
14 years remaining
Rental Income
+$368K
Total Position
$489K
+157%
6.5%/yr
Year 20
Capital Value
$60K
-69%
9 years remaining
Rental Income
+$532K
Total Position
$591K
+211%
5.8%/yr

Location

Bali

Pererenan - Tumbak Bayuh, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.4% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Average
$101 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 10.4% — outperforms most Bali villas
Strong occupancy at 78% — 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
ADR of $101 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

58% occ.
7.7%
$1,219/mo
68% occ.
9.1%
$1,434/mo
78% occ.
10.4%
$1,649/mo
current
88% occ.
11.8%
$1,864/mo

Lease Timeline

29 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.