6 bedrooms modern villa in Tumbak Bayuh

6 bedrooms modern villa in Tumbak Bayuh

Bali, Bali

$821k

Price

17.3%

ROI

6

Bedrooms

51%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 550 m²
Build: 700 m²
Est. Revenue: $211k/yr
Avg Nightly Rate: $1139

Investment Analysis

Discover this striking industrial-style villa located just 5 minutes from Pererenan, offering an exceptional leasehold opportunity with panoramic rice field and volcano views.

Villas of Bali
Bali / Canggu

6 bedrooms modern villa in Tumbak Bayuh

Inventory
6 Beds
Bathrooms
5 Baths
Built Area
700 m²
Land Plot
550 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — short-term rental yields 17.8% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+18.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$24K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.8%
$12,180/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$1,139/night
50% ($569)Brixfox estimate($1,139/night)200% ($2278)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$146,165
Airbnb data$1,139/night · 51% occupancy
Rental income
$1,139/night · 51% occ.
$210,859
Running costs (20%)
Utilities, cleaning, maintenance
-$42,172
Income tax (10%)
Indonesian rental income tax
-$21,086
Property tax
Annual property tax
-$1,437
Net income
17.8% ROI
$146,165

Long-Term Rental

Yearly income
$60,453
19 comps
Rental income
$8,916/mo
$85,593
Agency fee (10%)
Finder's fee per tenant
-$8,559
Vacancy (~8%)
1.5mo gap per tenancy
-$6,584
Income tax (10%)
Indonesian rental income tax
-$8,559
Property tax
Annual property tax
-$1,437
Net income
7.4% ROI
$60,453

Short-term rental earns 2.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $821KPeak Capital Value: Yr 4 ($849K)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 6: 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
$845K
+3%
24 years remaining
Rental Income
+$776K
Total Position
$1.6M
+97%
14.6%/yr
Year 10
Capital Value
$777K
-5%
19 years remaining
Rental Income
+$1.7M
Total Position
$2.5M
+199%
11.6%/yr
Year 15
Capital Value
$522K
-36%
14 years remaining
Rental Income
+$2.7M
Total Position
$3.2M
+295%
9.6%/yr
Year 20
Capital Value
$257K
-69%
9 years remaining
Rental Income
+$3.9M
Total Position
$4.2M
+410%
8.5%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
17.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$1139 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
550 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 17.8% — outperforms most Bali villas
Premium nightly rate of $1139 — positioned in the top tier

Watch Out

Occupancy at 51% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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

31% occ.
10.7%
$7,330/mo
41% occ.
14.3%
$9,755/mo
51% occ.
17.8%
$12,180/mo
current
61% occ.
21.3%
$14,605/mo

Lease Timeline

29 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.