4 bedrooms brand new villa in Tumbak Bayuh

4 bedrooms brand new villa in Tumbak Bayuh

Bali, Bali

$414k

Price

8.7%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 290 m²
Build: 280 m²
Est. Revenue: $84k/yr
Avg Nightly Rate: $418

Investment Analysis

This two-level villa combines comfort, privacy, and modern living. Surrounded by tropical greenery, it offers a thoughtfully designed layout with enclosed living spaces , stylish interiors, and excellent functionality. Perfect for a family residence or rental investment, this property also benefits from round-the-clock security and a serene atmosphere.

Villas of Bali
Bali / Canggu

4 bedrooms brand new villa in Tumbak Bayuh

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
280 m²
Land Plot
290 m²
Tenure
Lease 33yr
Yield Curve Status

Grade C+ investment — short-term rental yields 14.1% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+16.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$47K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$4,853/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$418/night
50% ($209)Brixfox estimate($418/night)200% ($835)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$58,240
Airbnb data$418/night · 55% occupancy
Rental income
$418/night · 55% occ.
$84,234
Running costs (20%)
Utilities, cleaning, maintenance
-$16,847
Income tax (10%)
Indonesian rental income tax
-$8,423
Property tax
Annual property tax
-$724
Net income
14.1% ROI
$58,240

Long-Term Rental

Yearly income
$25,254
50 comps
Rental income
$3,742/mo
$35,927
Agency fee (10%)
Finder's fee per tenant
-$3,593
Vacancy (~8%)
1.5mo gap per tenancy
-$2,764
Income tax (10%)
Indonesian rental income tax
-$3,593
Property tax
Annual property tax
-$724
Net income
6.1% ROI
$25,254

Short-term rental earns 2.3x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$413,580
BPHTB (freehold transfer tax)$20,679
Notary & registration$1,800
Legal / due diligence$4,136
Total acquisition costs$26,615
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,000
($0–$14,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$497,295

Gross yield (asking)

20.4%

True gross yield (all-in)

16.9%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$3.7M$2.8M$1.8M$922K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $414KPeak Capital Value: Yr 8 ($472K)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 7: 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
$460K
+11%
28 years remaining
Rental Income
+$309K
Total Position
$769K
+86%
13.2%/yr
Year 10
Capital Value
$467K
+13%
23 years remaining
Rental Income
+$668K
Total Position
$1.1M
+174%
10.6%/yr
Year 15
Capital Value
$406K
-2%
18 years remaining
Rental Income
+$1.1M
Total Position
$1.5M
+260%
8.9%/yr
Year 20
Capital Value
$261K
-37%
13 years remaining
Rental Income
+$1.6M
Total Position
$1.8M
+342%
7.7%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.1% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$418 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 14.1% — outperforms most villas in this market
Premium nightly rate of $418 — positioned in the top tier

Watch Out

Occupancy at 55% — factor in seasonal gaps
Compact plot at 290 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
8.9%
$3,075/mo
45% occ.
11.5%
$3,964/mo
55% occ.
14.1%
$4,853/mo
current
65% occ.
16.7%
$5,742/mo

Lease Timeline

33 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.