GORGEOUS FAMILY VILLA WITH JUNGLE VIEWS IN TUMBAK BAYUH

GORGEOUS FAMILY VILLA WITH JUNGLE VIEWS IN TUMBAK BAYUH

Bali, Bali

$454k

Price

7.9%

ROI

4

Bedrooms

64%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 280 m²
Est. Revenue: $53k/yr
Avg Nightly Rate: $228

Investment Analysis

Welcome to Villa Lihat Laut, a beautifully crafted 4-bedroom family villa nestled in the tranquil enclave of Tumbak Bayuh, just minutes away from Pererenan.

Propertia
Bali / Tumbak Bayuh

GORGEOUS FAMILY VILLA WITH JUNGLE VIEWS IN TUMBAK BAYUH

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
280 m²
Land Plot
300 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.0% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$15K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$3,041/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
12.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$228/night
50% ($114)Brixfox estimate($228/night)200% ($456)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$36,489
Airbnb data$228/night · 64% occupancy
Rental income
$228/night · 64% occ.
$53,261
Running costs (20%)
Utilities, cleaning, maintenance
-$10,652
Income tax (10%)
Indonesian rental income tax
-$5,326
Property tax
Annual property tax
-$794
Net income
8.0% ROI
$36,489

Long-Term Rental

Yearly income
$27,745
50 comps
Rental income
$4,111/mo
$39,469
Agency fee (10%)
Finder's fee per tenant
-$3,947
Vacancy (~8%)
1.5mo gap per tenancy
-$3,036
Income tax (10%)
Indonesian rental income tax
-$3,947
Property tax
Annual property tax
-$794
Net income
6.1% ROI
$27,745

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.5M$1.1M$765K$382K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $454KPeak 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 11: 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
$438K
-3%
20 years remaining
Rental Income
+$194K
Total Position
$632K
+39%
6.9%/yr
Year 10
Capital Value
$305K
-33%
15 years remaining
Rental Income
+$418K
Total Position
$723K
+59%
4.8%/yr
Year 15
Capital Value
$157K
-65%
10 years remaining
Rental Income
+$679K
Total Position
$836K
+84%
4.2%/yr
Year 20
Capital Value
$46K
-90%
5 years remaining
Rental Income
+$980K
Total Position
$1.0M
+126%
4.2%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.0% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$228 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 8.0% — outperforms most Bali villas
Premium nightly rate of $228 — positioned in the top tier

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

44% occ.
5.5%
$2,070/mo
54% occ.
6.8%
$2,555/mo
64% occ.
8.0%
$3,041/mo
current
74% occ.
9.3%
$3,526/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.