BEAUTIFUL MODERN VILLA IN TUMBAK BAYUH

BEAUTIFUL MODERN VILLA IN TUMBAK BAYUH

Bali, Bali

$170k

Price

10.7%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 105 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $159

Investment Analysis

Discover a modern retreat in the serene neighborhood of Tumbak Bayuh, Canggu. This newly finished villa offers the perfect blend of tranquility and convenience, just a 15-minute drive to the beach and a short 10-minute drive to Canggu’s lively scene of trendy cafes, entertainment, and restaurants.

Propertia
Bali / Tumbak Bayuh

BEAUTIFUL MODERN VILLA IN TUMBAK BAYUH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
105 m²
Land Plot
110 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 11.2% 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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$22K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$1,586/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$159/night
50% ($79)Brixfox estimate($159/night)200% ($317)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$19,031
Airbnb data$159/night · 48% occupancy
Rental income
$159/night · 48% occ.
$27,612
Running costs (20%)
Utilities, cleaning, maintenance
-$5,522
Income tax (10%)
Indonesian rental income tax
-$2,761
Property tax
Annual property tax
-$298
Net income
11.2% ROI
$19,031

Long-Term Rental

Yearly income
$11,228
50 comps
Rental income
$1,660/mo
$15,940
Agency fee (10%)
Finder's fee per tenant
-$1,594
Vacancy (~8%)
1.5mo gap per tenancy
-$1,226
Income tax (10%)
Indonesian rental income tax
-$1,594
Property tax
Annual property tax
-$298
Net income
6.6% ROI
$11,228

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$710K$533K$355K$178K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $170KPeak Capital Value: NowPaid 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
$148K
-13%
18 years remaining
Rental Income
+$101K
Total Position
$249K
+46%
7.9%/yr
Year 10
Capital Value
$95K
-44%
13 years remaining
Rental Income
+$218K
Total Position
$314K
+84%
6.3%/yr
Year 15
Capital Value
$44K
-74%
8 years remaining
Rental Income
+$354K
Total Position
$398K
+134%
5.8%/yr
Year 20
Capital Value
$11K
-94%
3 years remaining
Rental Income
+$511K
Total Position
$522K
+207%
5.8%/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
Strong
11.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 11.2% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
7.0%
$988/mo
40% occ.
9.3%
$1,326/mo
48% occ.
11.2%
$1,586/mo
current
58% occ.
13.5%
$1,924/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.