Modern 3 Bedroom Leasehold in Tumbak Bayuh

Modern 3 Bedroom Leasehold in Tumbak Bayuh

Bali, Bali

$210k

Price

12.1%

ROI

3

Bedrooms

76%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 180 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $135

Investment Analysis

Located in the peaceful and up-and-coming area of Tumbak Bayuh, this modern villa offers comfortable living within a quiet residential neighborhood, while still being close to Canggu’s lifestyle hubs.

Villas of Bali
Bali / Tumbak Bayuh

Modern 3 Bedroom Leasehold in Tumbak Bayuh

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
180 m²
Land Plot
150 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 12.2% net return annually.

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The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$3K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.2%
$2,140/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
8.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$135/night
50% ($67)Brixfox estimate($135/night)200% ($270)
Occupancy
76%
10%Brixfox estimate(76%)100%

Short-Term Rental

Yearly income
$25,674
Airbnb data$135/night · 76% occupancy
Rental income
$135/night · 76% occ.
$37,202
Running costs (20%)
Utilities, cleaning, maintenance
-$7,440
Income tax (10%)
Indonesian rental income tax
-$3,720
Property tax
Annual property tax
-$367
Net income
12.2% ROI
$25,674

Long-Term Rental

Yearly income
$14,901
50 comps
Rental income
$2,199/mo
$21,115
Agency fee (10%)
Finder's fee per tenant
-$2,112
Vacancy (~8%)
1.5mo gap per tenancy
-$1,624
Income tax (10%)
Indonesian rental income tax
-$2,112
Property tax
Annual property tax
-$367
Net income
7.1% ROI
$14,901

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.3M$951K$634K$317K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $210KPeak Capital Value: Yr 3 ($215K)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 8: 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
$213K
+1%
23 years remaining
Rental Income
+$136K
Total Position
$349K
+66%
10.7%/yr
Year 10
Capital Value
$185K
-12%
18 years remaining
Rental Income
+$294K
Total Position
$479K
+128%
8.6%/yr
Year 15
Capital Value
$119K
-43%
13 years remaining
Rental Income
+$478K
Total Position
$597K
+184%
7.2%/yr
Year 20
Capital Value
$55K
-74%
8 years remaining
Rental Income
+$690K
Total Position
$745K
+255%
6.5%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.2% annual return
Occupancy
Strong
76% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 12.2% — outperforms most Bali villas
Strong occupancy at 76% — 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
Compact plot at 150 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

56% occ.
9.0%
$1,565/mo
66% occ.
10.6%
$1,852/mo
76% occ.
12.2%
$2,140/mo
current
86% occ.
13.9%
$2,427/mo

Lease Timeline

28 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.