READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1142

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1142

Bali, Bali

$165k

Price

10.1%

ROI

2

Bedrooms

54%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 175 m²
Build: 140 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $145

Investment Analysis

Imagine a haven where tranquility meets modern boho charm. Nestled in the serene neighborhood of Tumbak Bayuh, Pererenan, this exquisite ground-floor villa with a large rooftop invites you to experience a lifestyle of comfort and sophistication.Step inside and be welcomed by the villa’s warm ambiance, featuring two bedrooms, with ensuite bathroom. Embrace the boho chic style as you explore the fully furnished interiors. A fully equipped kitchen beckons for culinary adventures. High ceiling windows flood the villa with natural light. Venture outside to discover a pergola rooftop with jungle views, a sanctuary for relaxation and entertaining under the stars. The refreshing swimming pool awaits, providing the perfect spot to cool off and unwind in the tropical heat. Parking is convenient, with space for one small car or scooter. This villa is more than just an investment; it’s a dream home for families seeking to immerse themselves in a serene and picturesque environment.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1142

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
140 m²
Land Plot
175 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 11.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$173 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.9%
$1,634/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
8.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$145/night
50% ($72)Brixfox estimate($145/night)200% ($289)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$19,612
Airbnb data$145/night · 54% occupancy
Rental income
$145/night · 54% occ.
$28,430
Running costs (20%)
Utilities, cleaning, maintenance
-$5,686
Income tax (10%)
Indonesian rental income tax
-$2,843
Property tax
Annual property tax
-$289
Net income
11.9% ROI
$19,612

Long-Term Rental

Yearly income
$14,238
50 comps
Rental income
$2,093/mo
$20,090
Agency fee (10%)
Finder's fee per tenant
-$2,009
Vacancy (~8%)
1.5mo gap per tenancy
-$1,545
Income tax (10%)
Indonesian rental income tax
-$2,009
Property tax
Annual property tax
-$289
Net income
8.6% ROI
$14,238

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$918K$689K$459K$230K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $165KPeak Capital Value: Yr 2 ($168K)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 8: 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
$165K
-0%
22 years remaining
Rental Income
+$104K
Total Position
$269K
+63%
10.3%/yr
Year 10
Capital Value
$134K
-19%
17 years remaining
Rental Income
+$225K
Total Position
$359K
+118%
8.1%/yr
Year 15
Capital Value
$82K
-50%
12 years remaining
Rental Income
+$365K
Total Position
$447K
+171%
6.9%/yr
Year 20
Capital Value
$35K
-79%
7 years remaining
Rental Income
+$527K
Total Position
$562K
+241%
6.3%/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
11.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$145 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
175 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 11.9% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
7.4%
$1,018/mo
44% occ.
9.6%
$1,326/mo
54% occ.
11.9%
$1,634/mo
current
64% occ.
14.1%
$1,942/mo

Lease Timeline

27 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.