OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2356

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2356

Bali, Bali

$159k

Price

13.2%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 131 m²
Build: 80 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $177

Investment Analysis

Located in the desirable area of Tumbak Bayuh, this villa offers close proximity to trendy cafés, restaurants, Jungle Padel, Obsidian Gym, Pererenan Beach, and many more of Bali’s popular hotspots.

Bali Exception
Bali / Pererenan

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2356

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
80 m²
Land Plot
131 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$5K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.3%
$1,892/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$177/night
50% ($89)Brixfox estimate($177/night)200% ($354)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$22,701
Airbnb data$177/night · 51% occupancy
Rental income
$177/night · 51% occ.
$32,828
Running costs (20%)
Utilities, cleaning, maintenance
-$6,566
Income tax (10%)
Indonesian rental income tax
-$3,283
Property tax
Annual property tax
-$278
Net income
14.3% ROI
$22,701

Long-Term Rental

Yearly income
$13,598
50 comps
Rental income
$1,999/mo
$19,191
Agency fee (10%)
Finder's fee per tenant
-$1,919
Vacancy (~8%)
1.5mo gap per tenancy
-$1,476
Income tax (10%)
Indonesian rental income tax
-$1,919
Property tax
Annual property tax
-$278
Net income
8.6% ROI
$13,598

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.2M$885K$590K$295K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $159KPeak Capital Value: Yr 4 ($164K)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 7: 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
$164K
+3%
24 years remaining
Rental Income
+$121K
Total Position
$284K
+79%
12.3%/yr
Year 10
Capital Value
$150K
-5%
19 years remaining
Rental Income
+$260K
Total Position
$411K
+158%
10.0%/yr
Year 15
Capital Value
$101K
-36%
14 years remaining
Rental Income
+$422K
Total Position
$523K
+229%
8.3%/yr
Year 20
Capital Value
$50K
-69%
9 years remaining
Rental Income
+$610K
Total Position
$660K
+315%
7.4%/yr

Location

Bali

Pererenan, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.3% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$177 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
131 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 14.3% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
8.6%
$1,138/mo
41% occ.
11.4%
$1,515/mo
51% occ.
14.3%
$1,892/mo
current
61% occ.
17.1%
$2,269/mo

Lease Timeline

29 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.