ELEGANT 4 BEDROOM VILLA FOR SALE LEASEHOLD NEAR TUMBAK BAYUH BE-896

ELEGANT 4 BEDROOM VILLA FOR SALE LEASEHOLD NEAR TUMBAK BAYUH BE-896

Bali, Bali

$414k

Price

9.8%

ROI

4

Bedrooms

56%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 290 m²
Build: 270 m²
Est. Revenue: $98k/yr
Avg Nightly Rate: $480

Investment Analysis

Exquisite Villa in Tumbak Bayuh with Prime Location Nestled in the heart of Tumbak Bayuh, this exquisite villa boasts a prime location, just moments away from bustling cafes, tantalizing restaurants, and the pristine shores of Pererenan Beach, accessible within a mere 8-minute ride by motorbike.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

ELEGANT 4 BEDROOM VILLA FOR SALE LEASEHOLD NEAR TUMBAK BAYUH BE-896

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
270 m²
Land Plot
290 m²
Tenure
Lease 33yr
Yield Curve Status

Grade C investment — short-term rental yields 16.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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
+18.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$47K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.4%
$5,654/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$480/night
50% ($240)Brixfox estimate($480/night)200% ($960)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$67,849
Airbnb data$480/night · 56% occupancy
Rental income
$480/night · 56% occ.
$97,960
Running costs (20%)
Utilities, cleaning, maintenance
-$19,592
Income tax (10%)
Indonesian rental income tax
-$9,796
Property tax
Annual property tax
-$724
Net income
16.4% ROI
$67,849

Long-Term Rental

Yearly income
$28,432
50 comps
Rental income
$4,200/mo
$40,322
Agency fee (10%)
Finder's fee per tenant
-$4,032
Vacancy (~8%)
1.5mo gap per tenancy
-$3,102
Income tax (10%)
Indonesian rental income tax
-$4,032
Property tax
Annual property tax
-$724
Net income
6.9% ROI
$28,432

Short-term rental earns 2.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$4.3M$3.2M$2.1M$1.1M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $414KPeak Capital Value: Yr 8 ($472K)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 6: 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
$460K
+11%
28 years remaining
Rental Income
+$360K
Total Position
$820K
+98%
14.7%/yr
Year 10
Capital Value
$467K
+13%
23 years remaining
Rental Income
+$778K
Total Position
$1.2M
+201%
11.6%/yr
Year 15
Capital Value
$406K
-2%
18 years remaining
Rental Income
+$1.3M
Total Position
$1.7M
+303%
9.7%/yr
Year 20
Capital Value
$261K
-37%
13 years remaining
Rental Income
+$1.8M
Total Position
$2.1M
+404%
8.4%/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
Strong
16.4% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$480 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

High rental yield at 16.4% — outperforms most Bali villas
Premium nightly rate of $480 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
10.5%
$3,610/mo
46% occ.
13.4%
$4,632/mo
56% occ.
16.4%
$5,654/mo
current
66% occ.
19.4%
$6,676/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.