Brand New 2 Bedroom Villa for Sale Leasehold in Bali Tumbak Bayuh

Brand New 2 Bedroom Villa for Sale Leasehold in Bali Tumbak Bayuh

Pererenan, Bali

$255k

Price

2

Bedrooms

72%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 150 m²
Build: 180 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $143

Cost to reproduce & long-term let

Asking price 44% above cost to reproduce — reproducing it would cost about $177k

Long-term rental alternative: ~$24k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Pererenan

  • Expected occupancy of 72% compares with a 69% median across 682 tracked Pererenan villas.
  • Its expected nightly rate of $143 sits below the Pererenan median of $154.
  • Brixfox ranks its projected net yield in the top half of the 680 live Pererenan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Luxury 2-bed leasehold villa for sale in Tumbak Bayuh, Bali. Panoramic rice field views, modern interiors. Code: IPB00171

Price
$255,000
ReportInquire
2-bedroom leasehold villa in Pererenan — photo 1 of 5
Bali Villa Realty
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2-bedroom leasehold villa in Pererenan — photo 2 of 5
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2-bedroom leasehold villa in Pererenan — photo 3 of 5
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2-bedroom leasehold villa in Pererenan — photo 4 of 5
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2-bedroom leasehold villa in Pererenan — photo 5 of 5
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Brand New 2 Bedroom Villa for Sale Leasehold in Bali Tumbak Bayuh

Pererenan · Tumbak Bayuh · Ref BF-562852Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$255,000
Net yield
6.2%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 27 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
180 m²
Land
150 m²
Brixfox Score 79 · B+· top 50% Leasehold · 27 yrs leftFinancial analysis ↓

Listed by 2 agencies

This villa is marketed by multiple agents — compare your options and contact whoever you prefer.

  • Bali Villa Realtyshown here$255,000
  • Propertia$255,000

Direct links to each agency’s listing are a feature — or use the inquiry form and we connect you directly.

Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 27 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
6.2%
$16,447 net operating income /yr
Gross yield · all-in basis
14.2%
−8.0 pts in operating costs & local taxes
After lease amortisation:2.5%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 16.1 of 27 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Pererenan — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

0%booked
4.8rating
10reviews
$123per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 0% of nights, and it advertises $123/night. Based on partial calendar coverage. 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 deliberately stay on the area's market median rather than this single window, so short-window peaks or gaps don't swing the underwriting — 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.
Expected ADR
$143
Expected booked rate (market-calibrated)
Expected occupancy
72%
Full-year estimate, market-calibrated
Projected annual revenue
$37,540
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.5% of price, auto-calculated
$3,945
PPAT notary (lease deed)$2,550
Legal due diligence$1,395
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$264,045
+3.5% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$37,540
Rental management
−$7,508
Booking channel fees
−$1,877
Utilities
−$1,877
Cleaning & laundry
−$1,877
Maintenance & repairs
−$1,877
Insurance
−$1,126
Guest supplies & consumables
−$751
Property tax (PBB)
−$446
PPh 4(2) final tax on rent
−$3,754
Net operating income
$16,447/yr
Net yield on all-in investment
6.2%

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.

Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 27 yrs remaining−$9,779/yr
Net yield after lease amortisation2.5%
Payback vs remaining term16.1 yrs of 27 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 44% above cost to reproducecost ≈ $177kLow confidence
Long-term rental alternative: ~$24k/yr gross rent5.8% net yieldHigh confidence

The two are within 0.4 points of each other on net yield.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Pererenan · Tumbak Bayuh

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 96 m of the agency's pin. This confirms the surroundings, not the exact address.

Also listed on

Airbnb

Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

79B
LocationAverage
Emerging or secondary location
Rental YieldStrong
6.2% net yield on all-in cost
OccupancyGood
72% average occupancy
Nightly RateGood
$143 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceWeak
150 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
27 years remaining on lease
Strong net yield at 6.2% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (8/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Compact plot at 150 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy52%$11,7554.5%
-10 pts occupancy62%$14,1015.3%
Expected72%$16,4476.2%
+10 pts occupancy82%$18,7947.1%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway27 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback9.9 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Source · Bali Villa Realty

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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 verified Brixfox Intelligence rental data. 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.