ECO FRIENDLY FAMILY VILLA IN TIYING TUTUL

ECO FRIENDLY FAMILY VILLA IN TIYING TUTUL

Bali, Bali

$741k

Price

6.0%

ROI

4

Bedrooms

58%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 550 m²
Build: 300 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $447

Investment Analysis

Nestled in Tiying Tutul, within the Pererenan area, Just a brief 10-minute drive from Pererenan Beach and under 10 minutes from Canggu’s bustling hotspots, such as attractions, cafes, and a gym, it offers a vibrant lifestyle. this Eco-Friendly Inspired Villa seamlessly merges practicality with nature. This villa is situated in a secluded retreat with secure parking at the entrance, suitable for two cars, and dedicated parking spots for bikes in front of the villa, thanks to the car-friendly road layout. Designed for adaptability, it serves as a smart investment and a cozy Bali residence. Consisting of two separate buildings, each with two bedrooms, it’s an ideal rental for families. The smaller building features a shared bathroom for its two bedrooms. Embrace Bali’s climate with a delightful swimming pool and an outdoor living space. Inside, the open layout of the living and dining area creates a warm ambiance that extends into your private space. With four bedrooms and elegantly designed ensuite bathrooms, this villa ensures both privacy and comfort. The villa also boasts a beautiful garden, perfect as a playground for your kids. This property is available for freehold, ensuring a stable investment. Families will find its location convenient, being only 15 minutes away from Montessori School in Berawa, guaranteeing easy school pickups. Nestled on a dead-end road, this villa’s location ensures minimal noise and enhanced security for guests. With only one unit available for sale, seize the opportunity to secure your dream home today.

Propertia
Bali / Pererenan

ECO FRIENDLY FAMILY VILLA IN TIYING TUTUL

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
300 m²
Land Plot
550 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 8.7% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$160K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$5,398/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
11.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$447/night
50% ($224)Brixfox estimate($447/night)200% ($894)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$64,777
Airbnb data$447/night · 58% occupancy
Rental income
$447/night · 58% occ.
$94,390
Running costs (20%)
Utilities, cleaning, maintenance
-$18,878
Income tax (10%)
Indonesian rental income tax
-$9,439
Property tax
Annual property tax
-$1,296
Net income
8.7% ROI
$64,777

Long-Term Rental

Yearly income
$39,407
50 comps
Rental income
$5,864/mo
$56,292
Agency fee (10%)
Finder's fee per tenant
-$5,629
Vacancy (~8%)
1.5mo gap per tenancy
-$4,330
Income tax (10%)
Indonesian rental income tax
-$5,629
Property tax
Annual property tax
-$1,296
Net income
5.3% ROI
$39,407

Short-term rental earns 1.6x 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$740,741
BPHTB (freehold transfer tax)$37,037
Notary & registration$1,800
Legal / due diligence$7,407
Total acquisition costs$46,244
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,500
($0–$15,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$844,585

Gross yield (asking)

12.7%

True gross yield (all-in)

11.2%

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

Freehold — 4%/yr appreciation in Bali.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $741K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$901K
+22%
Rental Income
+$344K
Total Position
$1.2M
+68%
10.9%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$743K
Total Position
$1.8M
+148%
9.5%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.7M
Total Position
$3.4M
+354%
7.9%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$3.1M
Total Position
$5.5M
+640%
6.9%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$447 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
550 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $447 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
5.7%
$3,494/mo
48% occ.
7.2%
$4,446/mo
58% occ.
8.7%
$5,398/mo
current
68% occ.
10.3%
$6,350/mo

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.