STYLISH 2 BEDROOM VILLA WITH PRIVATE JACUZZI FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-772

STYLISH 2 BEDROOM VILLA WITH PRIVATE JACUZZI FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-772

Bali, Bali

$210k

Price

6.5%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 105 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $135

Investment Analysis

Embrace luxury living in this stunning villa, ideally situated in Tumbak Bayuh. Offering a prime location near cafes, restaurants, and beaches, this villa is the perfect blend of modern design and convenience.Property FeaturesSleek Modern Design: Spanning 100 square meters of land and 105 square meters of living space, this villa…

Bali Exception
Bali / Tumbak Bayuh

STYLISH 2 BEDROOM VILLA WITH PRIVATE JACUZZI FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-772

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
105 m²
Land Plot
100 m²
Tenure
Lease 33yr
Yield Curve Status

Grade B investment — short-term rental yields 7.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$24K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$1,388/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.6 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$135/night
50% ($68)Brixfox estimate($135/night)200% ($271)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$16,662
Airbnb data$135/night · 49% occupancy
Rental income
$135/night · 49% occ.
$24,327
Running costs (20%)
Utilities, cleaning, maintenance
-$4,865
Income tax (10%)
Indonesian rental income tax
-$2,433
Property tax
Annual property tax
-$368
Net income
7.9% ROI
$16,662

Long-Term Rental

Yearly income
$10,889
50 comps
Rental income
$1,622/mo
$15,567
Agency fee (10%)
Finder's fee per tenant
-$1,557
Vacancy (~8%)
1.5mo gap per tenancy
-$1,197
Income tax (10%)
Indonesian rental income tax
-$1,557
Property tax
Annual property tax
-$368
Net income
5.2% ROI
$10,889

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.

$1.1M$792K$528K$264K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $210KPeak Capital Value: Yr 8 ($239K)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 11: 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
$234K
+11%
28 years remaining
Rental Income
+$88K
Total Position
$322K
+53%
8.9%/yr
Year 10
Capital Value
$237K
+13%
23 years remaining
Rental Income
+$191K
Total Position
$428K
+104%
7.4%/yr
Year 15
Capital Value
$206K
-2%
18 years remaining
Rental Income
+$310K
Total Position
$516K
+146%
6.2%/yr
Year 20
Capital Value
$133K
-37%
13 years remaining
Rental Income
+$448K
Total Position
$580K
+176%
5.2%/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
7.9% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

33+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
4.8%
$834/mo
40% occ.
6.4%
$1,123/mo
49% occ.
7.9%
$1,388/mo
current
59% occ.
9.6%
$1,677/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.