CONTEMPORARY MEDITERRANEAN ELEGANCE VILLA IN TUMBAK BAYUH

CONTEMPORARY MEDITERRANEAN ELEGANCE VILLA IN TUMBAK BAYUH

Bali, Bali

$243k

Price

8.8%

ROI

2

Bedrooms

79%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 179 m²
Build: 120 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $109

Investment Analysis

Nestled in the tranquility of Tumbak Bayuh, just moments from Pererenan’s vibrant center, this villa strikes the perfect balance between serenity and excitement, offering a true oasis amid lively attractions and a diverse community.

Propertia
Bali / Tumbak Bayuh

CONTEMPORARY MEDITERRANEAN ELEGANCE VILLA IN TUMBAK BAYUH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 m²
Land Plot
179 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 Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$1,790/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
11.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$109/night
50% ($54)Brixfox estimate($109/night)200% ($217)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$21,477
Airbnb data$109/night · 79% occupancy
Rental income
$109/night · 79% occ.
$31,289
Running costs (20%)
Utilities, cleaning, maintenance
-$6,258
Income tax (10%)
Indonesian rental income tax
-$3,129
Property tax
Annual property tax
-$425
Net income
8.8% ROI
$21,477

Long-Term Rental

Yearly income
$16,683
50 comps
Rental income
$2,465/mo
$23,660
Agency fee (10%)
Finder's fee per tenant
-$2,366
Vacancy (~8%)
1.5mo gap per tenancy
-$1,820
Income tax (10%)
Indonesian rental income tax
-$2,366
Property tax
Annual property tax
-$425
Net income
6.9% ROI
$16,683

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.

$900K$675K$450K$225K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $243KPeak 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
$235K
-3%
20 years remaining
Rental Income
+$114K
Total Position
$349K
+44%
7.5%/yr
Year 10
Capital Value
$163K
-33%
15 years remaining
Rental Income
+$246K
Total Position
$409K
+69%
5.4%/yr
Year 15
Capital Value
$84K
-65%
10 years remaining
Rental Income
+$399K
Total Position
$484K
+99%
4.7%/yr
Year 20
Capital Value
$24K
-90%
5 years remaining
Rental Income
+$577K
Total Position
$601K
+148%
4.6%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Average
$109 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
179 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
Strong occupancy at 79% — consistent booking demand
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $109 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

59% occ.
6.6%
$1,327/mo
69% occ.
7.7%
$1,558/mo
79% occ.
8.8%
$1,790/mo
current
89% occ.
10.0%
$2,021/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.