5 bedrooms luxury villa in Tumbak Bayuh

5 bedrooms luxury villa in Tumbak Bayuh

Bali, Bali

$2.0M

Price

9.1%

ROI

5

Bedrooms

53%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 1130 m²
Build: 561 m²
Est. Revenue: $268k/yr
Avg Nightly Rate: $1394

Investment Analysis

Discover this modern luxury villa in Tumbak Bayuh, offering an impressive enclosed living area and spacious interiors. This stunning property is set on 1,130 square meters of land, featuring high-end architectural design and a seamless blend of comfort and sophistication.

Villas of Bali
Bali / Tumbak Bayuh
Long Lease

5 bedrooms luxury villa in Tumbak Bayuh

Inventory
5 Beds
Bathrooms
7 Baths
Built Area
561 m²
Land Plot
1130 m²
Tenure
Lease 38yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.2% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$319K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$15,334/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$1,394/night
50% ($697)Brixfox estimate($1,394/night)200% ($2787)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$184,002
Airbnb data$1,394/night · 53% occupancy
Rental income
$1,394/night · 53% occ.
$267,861
Running costs (20%)
Utilities, cleaning, maintenance
-$53,572
Income tax (10%)
Indonesian rental income tax
-$26,786
Property tax
Annual property tax
-$3,500
Net income
9.2% ROI
$184,002

Long-Term Rental

Yearly income
$89,826
50 comps
Rental income
$13,445/mo
$129,068
Agency fee (10%)
Finder's fee per tenant
-$12,907
Vacancy (~8%)
1.5mo gap per tenancy
-$9,928
Income tax (10%)
Indonesian rental income tax
-$12,907
Property tax
Annual property tax
-$3,500
Net income
4.5% ROI
$89,826

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 38 years remaining.

$14.6M$11.0M$7.3M$3.7M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $2.0MPeak Capital Value: Yr 13 ($2.6M)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 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
$2.3M
+16%
33 years remaining
Rental Income
+$977K
Total Position
$3.3M
+65%
10.5%/yr
Year 10
Capital Value
$2.6M
+29%
28 years remaining
Rental Income
+$2.1M
Total Position
$4.7M
+134%
8.9%/yr
Year 15
Capital Value
$2.6M
+31%
23 years remaining
Rental Income
+$3.4M
Total Position
$6.0M
+202%
7.6%/yr
Year 20
Capital Value
$2.3M
+14%
18 years remaining
Rental Income
+$4.9M
Total Position
$7.2M
+261%
6.6%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$1394 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
1130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
38 years remaining on lease

Top Highlights

High rental yield at 9.2% — outperforms most Bali villas
Premium nightly rate of $1394 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

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

33% occ.
5.6%
$9,399/mo
43% occ.
7.4%
$12,366/mo
53% occ.
9.2%
$15,334/mo
current
63% occ.
11.0%
$18,301/mo

Lease Timeline

38 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.