Amazing Modern Timeless Villa in Tumbak Bayuh

Amazing Modern Timeless Villa in Tumbak Bayuh

Bali, Bali

$202k

Price

7.6%

ROI

2

Bedrooms

73%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 99 m²
Build: 101.4 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $86

Investment Analysis

Perfectly situated in Tumbak Bayuh, just a stone’s throw away from the vibrant hubs of Pererenan and Canggu, this modern villa is your ticket to Bali’s best. Think dreamy beaches, top-notch restaurants, and the best gym in town—all just minutes away. It offers a practical blend of tranquility and urban living, ideal for your dream home or a smart Bali investment.

Propertia
Bali / Tumbak Bayuh

Amazing Modern Timeless Villa in Tumbak Bayuh

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
101.4 m²
Land Plot
99 m²
Tenure
Lease 29yr
Yield Curve Status

Grade D investment — short-term rental yields 7.8% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score31
GradeD
Brixfox Intelligence
31DBelow Avg
Score Breakdown
ROI & Yield34%
Capital Growth33%
Risk Profile34%
Market Demand31%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$6K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$1,315/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$86/night
50% ($43)Brixfox estimate($86/night)200% ($173)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Yearly income
$15,775
Airbnb data$86/night · 73% occupancy
Rental income
$86/night · 73% occ.
$23,043
Running costs (20%)
Utilities, cleaning, maintenance
-$4,609
Income tax (10%)
Indonesian rental income tax
-$2,304
Property tax
Annual property tax
-$354
Net income
7.8% ROI
$15,775

Long-Term Rental

Yearly income
$10,316
50 comps
Rental income
$1,537/mo
$14,757
Agency fee (10%)
Finder's fee per tenant
-$1,476
Vacancy (~8%)
1.5mo gap per tenancy
-$1,135
Income tax (10%)
Indonesian rental income tax
-$1,476
Property tax
Annual property tax
-$354
Net income
5.1% ROI
$10,316

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$820K$615K$410K$205K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $202KPeak Capital Value: Yr 4 ($209K)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 12: 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
$208K
+3%
24 years remaining
Rental Income
+$84K
Total Position
$292K
+44%
7.6%/yr
Year 10
Capital Value
$192K
-5%
19 years remaining
Rental Income
+$181K
Total Position
$372K
+84%
6.3%/yr
Year 15
Capital Value
$129K
-36%
14 years remaining
Rental Income
+$293K
Total Position
$422K
+109%
5.0%/yr
Year 20
Capital Value
$63K
-69%
9 years remaining
Rental Income
+$424K
Total Position
$487K
+141%
4.5%/yr

Location

Bali

Tumbak Bayuh, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.8% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Average
$86 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
99 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $86 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

53% occ.
5.6%
$946/mo
63% occ.
6.7%
$1,130/mo
73% occ.
7.8%
$1,315/mo
current
83% occ.
8.9%
$1,499/mo

Lease Timeline

29 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.