READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2908

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2908

Bali, Bali

$169k

Price

8.1%

ROI

2

Bedrooms

71%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 64 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $82

Investment Analysis

Located in the peaceful and fast-growing area of Tumbak Bayuh, this villa is just minutes from Pererenan and Canggu, offering convenient access to beaches, cafés, restaurants, and international schools.The villa features two spacious bedrooms, each with its own ensuite bathroom. Fully furnished and thoughtfully designed, the interior showcases a modern style with clean lines and functional living spaces. The open-plan layout creates a seamless flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. The outdoor area embraces tropical living with a private swimming pool. Large openings seamlessly connect the indoor and outdoor spaces, allowing natural light and fresh air to flow throughout the villa. Combining modern design, functionality, and a strategic location, the villa offers strong lifestyle appeal and excellent long-term potential.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2908

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
64 m²
Land Plot
100 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 8.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$6K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$1,210/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$82/night
50% ($41)Brixfox estimate($82/night)200% ($164)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$14,518
Airbnb data$82/night · 71% occupancy
Rental income
$82/night · 71% occ.
$21,162
Running costs (20%)
Utilities, cleaning, maintenance
-$4,232
Income tax (10%)
Indonesian rental income tax
-$2,116
Property tax
Annual property tax
-$296
Net income
8.6% ROI
$14,518

Long-Term Rental

Yearly income
$9,391
50 comps
Rental income
$1,395/mo
$13,396
Agency fee (10%)
Finder's fee per tenant
-$1,340
Vacancy (~8%)
1.5mo gap per tenancy
-$1,030
Income tax (10%)
Indonesian rental income tax
-$1,340
Property tax
Annual property tax
-$296
Net income
5.6% ROI
$9,391

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$609K$457K$304K$152K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $169KPeak 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 11: 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
$163K
-3%
20 years remaining
Rental Income
+$77K
Total Position
$240K
+42%
7.3%/yr
Year 10
Capital Value
$114K
-33%
15 years remaining
Rental Income
+$166K
Total Position
$280K
+66%
5.2%/yr
Year 15
Capital Value
$59K
-65%
10 years remaining
Rental Income
+$270K
Total Position
$329K
+94%
4.5%/yr
Year 20
Capital Value
$17K
-90%
5 years remaining
Rental Income
+$390K
Total Position
$407K
+141%
4.5%/yr

Location

Bali

Pererenan - Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Average
$82 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 8.6% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $82 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

51% occ.
6.1%
$861/mo
61% occ.
7.4%
$1,035/mo
71% occ.
8.6%
$1,210/mo
current
81% occ.
9.8%
$1,384/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.