Tropical Retreat with Balinese Charm

Tropical Retreat with Balinese Charm

Bali, Bali

$252k

Price

6.9%

ROI

2

Bedrooms

77%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 570 m²
Build: 196 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $92

Investment Analysis

Nestled in the peaceful and up-and-coming area of Tumbak Bayuh , this beautifully finished 2-bedroom villa blends modern comfort with traditional Balinese charm . Located just a 10-minute drive to the beach and 5 minutes from Canggu’s vibrant cafés, restaurants, and wellness scene , it offers the perfect mix of seclusion and accessibility. Built on a generous 5.7 are of land , the villa features 196 sqm of interior space laid out across a single level . With 2 spacious bedrooms and 2 bathrooms , a fully enclosed living area , and a fully equipped kitchen , the home is ideal for everyday living, remote work, or a tropical escape.

Propertia
Bali / Tumbak Bayuh

Tropical Retreat with Balinese Charm

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
196 m²
Land Plot
570 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C investment — long-term rental yields 16.4% net return annually.

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The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
-0.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$90K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$1,472/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$92/night
50% ($46)Brixfox estimate($92/night)200% ($184)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$17,659
Airbnb data$92/night · 77% occupancy
Rental income
$92/night · 77% occ.
$25,857
Running costs (20%)
Utilities, cleaning, maintenance
-$5,171
Income tax (10%)
Indonesian rental income tax
-$2,586
Property tax
Annual property tax
-$441
Net income
7.0% ROI
$17,659

Long-Term Rental

Yearly income
$41,249
50 comps
Rental income
$6,006/mo
$57,657
Agency fee (10%)
Finder's fee per tenant
-$5,766
Vacancy (~8%)
1.5mo gap per tenancy
-$4,435
Income tax (10%)
Indonesian rental income tax
-$5,766
Property tax
Annual property tax
-$441
Net income
16.4% ROI
$41,249

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$475K$357K$238K$119K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $252KPeak Capital Value: NowPaid back
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 13: 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
$162K
-36%
13 years remaining
Rental Income
+$94K
Total Position
$256K
+2%
0.3%/yr
Year 10
Capital Value
$75K
-70%
8 years remaining
Rental Income
+$202K
Total Position
$278K
+10%
1.0%/yr
Year 15
Capital Value
$19K
-93%
3 years remaining
Rental Income
+$328K
Total Position
$347K
+38%
2.2%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Average
$92 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
570 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

Strong occupancy at 77% — consistent booking demand
Generous 570 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $92 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

57% occ.
5.1%
$1,080/mo
67% occ.
6.1%
$1,276/mo
77% occ.
7.0%
$1,472/mo
current
87% occ.
7.9%
$1,667/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 years while the property is still easy to sell.

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.