READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2660

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2660

Bali, Bali

$1.2M

Price

6.9%

ROI

4

Bedrooms

62%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 667 m²
Build: 574 m²
Est. Revenue: $128k/yr
Avg Nightly Rate: $567

Investment Analysis

Located in the peaceful area of Tumbak Bayuh, this 4-bedroom leasehold villa offers a serene residential setting while remaining within easy reach of Pererenan and Canggu, popular cafés, restaurants, beach clubs, and international schools. The interior showcases a modern tropical design with clean architectural lines, natural stone finishes, warm wooden elements, and floor-to-ceiling glass that allows abundant natural light. Spacious open-plan living areas and refined bedrooms create a calm, elegant atmosphere throughout the villa. Outdoors, the property features a private swimming pool, manicured garden, and a generous terrace overlooking lush greenery. The seamless indoor-outdoor connection makes it ideal for relaxation and entertaining. Overall, this villa is a well-balanced retreat that combines contemporary comfort, tropical aesthetics, and a strategic location—perfect for both private living and investment.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2660

Inventory
4 Beds
Bathrooms
7 Baths
Built Area
574 m²
Land Plot
667 m²
Tenure
Lease 33yr
Yield Curve Status

Grade B investment — short-term rental yields 7.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$135K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$7,310/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$567/night
50% ($284)Brixfox estimate($567/night)200% ($1134)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$87,721
Airbnb data$567/night · 62% occupancy
Rental income
$567/night · 62% occ.
$128,316
Running costs (20%)
Utilities, cleaning, maintenance
-$25,663
Income tax (10%)
Indonesian rental income tax
-$12,832
Property tax
Annual property tax
-$2,100
Net income
7.3% ROI
$87,721

Long-Term Rental

Yearly income
$47,119
50 comps
Rental income
$7,090/mo
$68,069
Agency fee (10%)
Finder's fee per tenant
-$6,807
Vacancy (~8%)
1.5mo gap per tenancy
-$5,236
Income tax (10%)
Indonesian rental income tax
-$6,807
Property tax
Annual property tax
-$2,100
Net income
3.9% ROI
$47,119

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.2MPeak Capital Value: Yr 8 ($1.4M)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 12: 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
$1.3M
+11%
28 years remaining
Rental Income
+$466K
Total Position
$1.8M
+50%
8.5%/yr
Year 10
Capital Value
$1.4M
+13%
23 years remaining
Rental Income
+$1.0M
Total Position
$2.4M
+97%
7.0%/yr
Year 15
Capital Value
$1.2M
-2%
18 years remaining
Rental Income
+$1.6M
Total Position
$2.8M
+134%
5.8%/yr
Year 20
Capital Value
$759K
-37%
13 years remaining
Rental Income
+$2.4M
Total Position
$3.1M
+160%
4.9%/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
7.3% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$567 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
667 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

Premium nightly rate of $567 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 667 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

42% occ.
4.9%
$4,895/mo
52% occ.
6.1%
$6,103/mo
62% occ.
7.3%
$7,310/mo
current
72% occ.
8.5%
$8,518/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.