MODERN STUNNING TULUM INSPIRED VILLAS IN TUMBAK BAYUH

MODERN STUNNING TULUM INSPIRED VILLAS IN TUMBAK BAYUH

Bali, Bali

$198k

Price

10.8%

ROI

2

Bedrooms

77%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 134 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $114

Investment Analysis

Located in the peaceful yet strategic enclave of Tumbak Bayuh, this Tulum-inspired villa is just minutes from the buzz of Pererenan and Canggu. You’ll be within easy reach of top restaurants, cafes, international schools, gyms, and only a short drive to Pererenan and Echo Beach, making this the perfect spot for both lifestyle seekers and savvy investors.

Propertia
Bali / Tumbak Bayuh

MODERN STUNNING TULUM INSPIRED VILLAS IN TUMBAK BAYUH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
134 m²
Land Plot
100 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 11.1% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$208 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$1,827/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$114/night
50% ($57)Brixfox estimate($114/night)200% ($227)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$21,929
Airbnb data$114/night · 77% occupancy
Rental income
$114/night · 77% occ.
$31,821
Running costs (20%)
Utilities, cleaning, maintenance
-$6,364
Income tax (10%)
Indonesian rental income tax
-$3,182
Property tax
Annual property tax
-$346
Net income
11.1% ROI
$21,929

Long-Term Rental

Yearly income
$11,121
50 comps
Rental income
$1,652/mo
$15,859
Agency fee (10%)
Finder's fee per tenant
-$1,586
Vacancy (~8%)
1.5mo gap per tenancy
-$1,220
Income tax (10%)
Indonesian rental income tax
-$1,586
Property tax
Annual property tax
-$346
Net income
5.6% ROI
$11,121

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.0M$770K$513K$257K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $198KPeak Capital Value: Yr 2 ($201K)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 9: 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
$197K
-0%
22 years remaining
Rental Income
+$116K
Total Position
$314K
+59%
9.7%/yr
Year 10
Capital Value
$161K
-19%
17 years remaining
Rental Income
+$251K
Total Position
$412K
+109%
7.6%/yr
Year 15
Capital Value
$98K
-50%
12 years remaining
Rental Income
+$408K
Total Position
$506K
+156%
6.5%/yr
Year 20
Capital Value
$42K
-79%
7 years remaining
Rental Income
+$589K
Total Position
$631K
+219%
6.0%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.1% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Average
$114 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 11.1% — outperforms most Bali villas
Strong occupancy at 77% — consistent booking demand
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $114 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.
8.2%
$1,343/mo
67% occ.
9.6%
$1,585/mo
77% occ.
11.1%
$1,827/mo
current
87% occ.
12.6%
$2,070/mo

Lease Timeline

27 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.