Tropical 2-Bedroom Villas with Rooftop in Tumbak Bayuh
- 39% below the Pererenan median for 2-bedroom villas
- 23.1-year lease · 0.0% after lease amortisation
This 2-bedroom villa provides a 4.3% net yield based on 94 nearby Airbnb comparables, with a $163,458 all-in acquisition cost.
WhyHide
- •High confidence in the 4.3% net yield projection due to a deep set of 94 nearby Airbnb comparables.
- •The $163,458 all-in cost covers taxes, notary, legal, furnishing, and launch for a managed investment.
- •Projected annual revenue of $16,268 is supported by a 70% occupancy rate and a $64 average daily rate.
- •The 23.1 years remaining on the leasehold means the villa returns to the landowner with no resale value.
- •Zoning for the property has not been checked, presenting a potential regulatory uncertainty for buyers.
- •The property has been on the market for 5 months with no recorded move in the $140,966 asking price.
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 11 Nov 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Recently it was booked 47% of nights, and it asks $85/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
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Where it sits, and who confirms it
Location
Surroundings confirmedPererenan · Tumbak Bayuh
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Independently Verified
Cross-checked against public listings
Location corroborated
An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.
Score, and what could go wrong
Brixfox Score
Consider carefully. Returns are below market average for this price point.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 50% | $4,977 | 3.0% |
| -10 pts occupancy | 60% | $6,026 | 3.7% |
| Expected | 70% | $7,074 | 4.3% |
| +10 pts occupancy | 80% | $8,122 | 5.0% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
Ask Brixfox about this property
Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This 2-bedroom villa provides a 4.3% net yield based on 94 nearby Airbnb comparables, with a $163,458 all-in acquisition cost.
- •High confidence in the 4.3% net yield projection due to a deep set of 94 nearby Airbnb comparables.
- •The $163,458 all-in cost covers taxes, notary, legal, furnishing, and launch for a managed investment.
- •Projected annual revenue of $16,268 is supported by a 70% occupancy rate and a $64 average daily rate.
- •The 23.1 years remaining on the leasehold means the villa returns to the landowner with no resale value.
- •Zoning for the property has not been checked, presenting a potential regulatory uncertainty for buyers.
- •The property has been on the market for 5 months with no recorded move in the $140,966 asking price.
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- A visit with a fixed checklist: condition, build quality, damp, noise, access, the neighbours, and what differs from the listing photos
- 40+ photos of the villa as it is today
- A ten-minute walkthrough video
- A short written conclusion
Due Diligence Pack
The Villa Check plus the papers, reviewed by a notary (PPAT). Notary fee included.
Delivered within 10 working days
- Everything in the Villa Check
- The land certificate (SHM / HGB / lease deed)
- The lease term and its extension clause
- The building permit (PBG / IMB)
- The zoning — pink zone read by Brixfox and checked on site
- The PBB (land and building tax) status
- The seller's authority to sell and identity
- Any encumbrances or attachments on the land
- A written notary report: what checks out, what is missing, what is a dealbreaker
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Take the numbers with you, or talk to the agent
Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.