Tropical 2-Bedroom Villas with Rooftop in Tumbak Bayuh

Tropical 2-Bedroom Villas with Rooftop in Tumbak Bayuh

Bali, Bali

$157k

Price

13.4%

ROI

2

Bedrooms

70%

Occupancy

Ownership: leasehold
Land: 110 m²
Build: 110 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $120

Investment Analysis

A unique opportunity to own not just one, but two beautifully designed villas in the serene and developing area of Tumbak Bayuh . Each villa spans 110 sqm and offers a blend of tropical design and modern comfort.

Villas of Bali
Bali / Tumbak Bayuh

Tropical 2-Bedroom Villas with Rooftop in Tumbak Bayuh

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
110 m²
Land Plot
110 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 13.5% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$13K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.5%
$1,774/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$120/night
50% ($60)Brixfox estimate($120/night)200% ($240)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$21,294
Airbnb data$120/night · 70% occupancy
Rental income
$120/night · 70% occ.
$30,813
Running costs (20%)
Utilities, cleaning, maintenance
-$6,163
Income tax (10%)
Indonesian rental income tax
-$3,081
Property tax
Annual property tax
-$275
Net income
13.5% ROI
$21,294

Long-Term Rental

Yearly income
$11,463
50 comps
Rental income
$1,691/mo
$16,234
Agency fee (10%)
Finder's fee per tenant
-$1,623
Vacancy (~8%)
1.5mo gap per tenancy
-$1,249
Income tax (10%)
Indonesian rental income tax
-$1,623
Property tax
Annual property tax
-$275
Net income
7.3% ROI
$11,463

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$843K$632K$422K$211K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $157KPeak 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 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
$145K
-8%
19 years remaining
Rental Income
+$113K
Total Position
$258K
+64%
10.4%/yr
Year 10
Capital Value
$97K
-38%
14 years remaining
Rental Income
+$244K
Total Position
$341K
+117%
8.0%/yr
Year 15
Capital Value
$48K
-70%
9 years remaining
Rental Income
+$396K
Total Position
$444K
+182%
7.2%/yr
Year 20
Capital Value
$13K
-92%
4 years remaining
Rental Income
+$572K
Total Position
$585K
+272%
6.8%/yr

Location

Bali

Tumbak Bayuh, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.5% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Average
$120 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 13.5% — outperforms most Bali villas
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

50% occ.
9.6%
$1,263/mo
60% occ.
11.6%
$1,519/mo
70% occ.
13.5%
$1,774/mo
current
80% occ.
15.5%
$2,030/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.