Modern Leasehold Villa with Rooftop in Tumbak Bayuh area

Modern Leasehold Villa with Rooftop in Tumbak Bayuh area

Bali, Bali

$272k

Price

8.3%

ROI

2

Bedrooms

77%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 280 m²
Build: 380 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $120

Investment Analysis

A rare investment opportunity in a premium Bali location: a modern leasehold villa combining generous indoor space, rooftop living, panoramic rice field views, and strong lifestyle appeal.

Villas of Bali
Bali / Pererenan

Modern Leasehold Villa with Rooftop in Tumbak Bayuh area

Inventory
2 Beds
Bathrooms
4 Baths
Built Area
380 m²
Land Plot
280 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — long-term rental yields 11.4% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+4.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$50K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$1,917/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$120/night
50% ($60)Brixfox estimate($120/night)200% ($240)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$23,002
Airbnb data$120/night · 77% occupancy
Rental income
$120/night · 77% occ.
$33,539
Running costs (20%)
Utilities, cleaning, maintenance
-$6,708
Income tax (10%)
Indonesian rental income tax
-$3,354
Property tax
Annual property tax
-$475
Net income
8.5% ROI
$23,002

Long-Term Rental

Yearly income
$31,033
50 comps
Rental income
$4,539/mo
$43,576
Agency fee (10%)
Finder's fee per tenant
-$4,358
Vacancy (~8%)
1.5mo gap per tenancy
-$3,352
Income tax (10%)
Indonesian rental income tax
-$4,358
Property tax
Annual property tax
-$475
Net income
11.4% ROI
$31,033

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$808K$606K$404K$202K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $272KPeak 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
$222K
-18%
17 years remaining
Rental Income
+$122K
Total Position
$344K
+27%
4.8%/yr
Year 10
Capital Value
$135K
-50%
12 years remaining
Rental Income
+$264K
Total Position
$399K
+47%
3.9%/yr
Year 15
Capital Value
$57K
-79%
7 years remaining
Rental Income
+$428K
Total Position
$485K
+79%
3.9%/yr
Year 20
Capital Value
$12K
-96%
2 years remaining
Rental Income
+$618K
Total Position
$630K
+132%
4.3%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Average
$120 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 8.5% — outperforms most Bali villas
Strong occupancy at 77% — 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 $120 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

57% occ.
6.2%
$1,406/mo
67% occ.
7.3%
$1,662/mo
77% occ.
8.5%
$1,917/mo
current
87% occ.
9.6%
$2,172/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.