READY 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1265

READY 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1265

Bali, Bali

$279k

Price

5.7%

ROI

2

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 132 m²
Build: 192 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $146

Investment Analysis

Nestled in the serene setting of Tumbak Bayuh, this stunning three-level villa offers both comfort and luxury.The villa features two spacious bedrooms, each with its own ensuite bathroom. The master bedroom includes a luxurious. An additional bathroom on the main level ensures convenience for guests.The villa's sunken living room offers…

Bali Exception
Bali / Tumbak Bayuh

READY 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1265

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
192 m²
Land Plot
132 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$9K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$1,563/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$146/night
50% ($73)Brixfox estimate($146/night)200% ($292)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$18,759
Airbnb data$146/night · 52% occupancy
Rental income
$146/night · 52% occ.
$27,496
Running costs (20%)
Utilities, cleaning, maintenance
-$5,499
Income tax (10%)
Indonesian rental income tax
-$2,750
Property tax
Annual property tax
-$488
Net income
6.7% ROI
$18,759

Long-Term Rental

Yearly income
$13,797
50 comps
Rental income
$2,058/mo
$19,757
Agency fee (10%)
Finder's fee per tenant
-$1,976
Vacancy (~8%)
1.5mo gap per tenancy
-$1,520
Income tax (10%)
Indonesian rental income tax
-$1,976
Property tax
Annual property tax
-$488
Net income
4.9% ROI
$13,797

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

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$279,000
BPHTB (freehold transfer tax)$13,950
Notary & registration$1,800
Legal / due diligence$2,790
Total acquisition costs$18,540
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,800
($0–$9,600)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$338,040

Gross yield (asking)

9.9%

True gross yield (all-in)

8.1%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$787K$590K$393K$197K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $279KPeak 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 13: 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
$270K
-3%
20 years remaining
Rental Income
+$100K
Total Position
$369K
+32%
5.8%/yr
Year 10
Capital Value
$187K
-33%
15 years remaining
Rental Income
+$215K
Total Position
$403K
+44%
3.7%/yr
Year 15
Capital Value
$97K
-65%
10 years remaining
Rental Income
+$349K
Total Position
$445K
+60%
3.2%/yr
Year 20
Capital Value
$28K
-90%
5 years remaining
Rental Income
+$504K
Total Position
$532K
+91%
3.3%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
132 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
4.0%
$941/mo
42% occ.
5.4%
$1,252/mo
52% occ.
6.7%
$1,563/mo
current
62% occ.
8.1%
$1,874/mo

Lease Timeline

25 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.