Stunning Family Home in Tiying Tutul

Stunning Family Home in Tiying Tutul

Bali, Bali

$262k

Price

8.8%

ROI

3

Bedrooms

63%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 139 m²
Build: 226 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $146

Investment Analysis

This beautiful family home in Tiying Tutul features a modern design and is just a 10-minute drive from the vibrant Canggu area. It provides easy access to cafes, shops, and Pererenan Beach, one of Bali’s most popular beaches.

Propertia
Bali / Pererenan

Stunning Family Home in Tiying Tutul

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

Grade C+ investment — short-term rental yields 8.8% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+8.1%
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
8.8%
$1,924/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
11.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$146/night
50% ($73)Brixfox estimate($146/night)200% ($293)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$23,087
Airbnb data$146/night · 63% occupancy
Rental income
$146/night · 63% occ.
$33,637
Running costs (20%)
Utilities, cleaning, maintenance
-$6,727
Income tax (10%)
Indonesian rental income tax
-$3,364
Property tax
Annual property tax
-$459
Net income
8.8% ROI
$23,087

Long-Term Rental

Yearly income
$21,854
50 comps
Rental income
$3,214/mo
$30,858
Agency fee (10%)
Finder's fee per tenant
-$3,086
Vacancy (~8%)
1.5mo gap per tenancy
-$2,374
Income tax (10%)
Indonesian rental income tax
-$3,086
Property tax
Annual property tax
-$459
Net income
8.3% ROI
$21,854

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$968K$726K$484K$242K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $262KPeak 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 10: 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
$253K
-3%
20 years remaining
Rental Income
+$123K
Total Position
$376K
+43%
7.5%/yr
Year 10
Capital Value
$176K
-33%
15 years remaining
Rental Income
+$265K
Total Position
$441K
+68%
5.3%/yr
Year 15
Capital Value
$91K
-65%
10 years remaining
Rental Income
+$429K
Total Position
$520K
+98%
4.7%/yr
Year 20
Capital Value
$26K
-90%
5 years remaining
Rental Income
+$620K
Total Position
$647K
+146%
4.6%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
139 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 8.8% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

43% occ.
6.0%
$1,301/mo
53% occ.
7.4%
$1,612/mo
63% occ.
8.8%
$1,924/mo
current
73% occ.
10.2%
$2,235/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.