STYLISH MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2372

STYLISH MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2372

Bali, Bali

$488k

Price

4.6%

ROI

3

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 247 m²
Build: 350 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $243

Investment Analysis

Nestled in the serene village of Tumbak Bayuh, Badung, this villa offers a perfect balance of tranquility and accessibility. Just a short drive from the vibrant areas of Pererenan, Canggu, and Echo Beach, it is surrounded by trendy cafés, boutique shops, wellness studios, and some of Bali’s most beautiful beaches.

Bali Exception
Bali / Pererenan - Tumbak Bayuh
Long Lease

STYLISH MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2372

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
350 m²
Land Plot
247 m²
Tenure
Lease 35yr
Yield Curve Status

Grade C investment — short-term rental yields 5.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$78K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$2,395/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
17.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$243/night
50% ($122)Brixfox estimate($243/night)200% ($487)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$28,741
Airbnb data$243/night · 48% occupancy
Rental income
$243/night · 48% occ.
$42,277
Running costs (20%)
Utilities, cleaning, maintenance
-$8,455
Income tax (10%)
Indonesian rental income tax
-$4,228
Property tax
Annual property tax
-$853
Net income
5.9% ROI
$28,741

Long-Term Rental

Yearly income
$24,757
50 comps
Rental income
$3,689/mo
$35,418
Agency fee (10%)
Finder's fee per tenant
-$3,542
Vacancy (~8%)
1.5mo gap per tenancy
-$2,724
Income tax (10%)
Indonesian rental income tax
-$3,542
Property tax
Annual property tax
-$853
Net income
5.1% ROI
$24,757

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 35 years remaining.

$2.0M$1.5M$999K$500K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $488KPeak Capital Value: Yr 10 ($590K)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 14: 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
$565K
+16%
30 years remaining
Rental Income
+$153K
Total Position
$718K
+47%
8.0%/yr
Year 10Peak
Capital Value
$590K
+21%
25 years remaining
Rental Income
+$329K
Total Position
$919K
+89%
6.5%/yr
Year 15
Capital Value
$570K
+17%
20 years remaining
Rental Income
+$535K
Total Position
$1.1M
+126%
5.6%/yr
Year 20
Capital Value
$396K
-19%
15 years remaining
Rental Income
+$772K
Total Position
$1.2M
+140%
4.5%/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
5.9% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
247 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
35 years remaining on lease

Top Highlights

Premium nightly rate of $243 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
35+ year lease — strong tenure runway

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.
3.7%
$1,484/mo
40% occ.
4.9%
$2,002/mo
48% occ.
5.9%
$2,395/mo
current
58% occ.
7.2%
$2,913/mo

Lease Timeline

35 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.