4 bedrooms brand new villa in Tumbak Bayuh

4 bedrooms brand new villa in Tumbak Bayuh

Bali, Bali

$537k

Price

10.3%

ROI

4

Bedrooms

79%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 310 m²
Build: 340 m²
Est. Revenue: $81k/yr
Avg Nightly Rate: $282

Investment Analysis

Nestled in the tranquil area of Tumbak Bayuh, this exquisite villa blends tropical elegance with modern design.

Villas of Bali
Bali / Tumbak Bayuh

4 bedrooms brand new villa in Tumbak Bayuh

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
340 m²
Land Plot
310 m²
Tenure
Lease 33yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.4% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$61K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.4%
$4,660/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
9.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$282/night
50% ($141)Brixfox estimate($282/night)200% ($564)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$55,916
Airbnb data$282/night · 79% occupancy
Rental income
$282/night · 79% occ.
$81,222
Running costs (20%)
Utilities, cleaning, maintenance
-$16,244
Income tax (10%)
Indonesian rental income tax
-$8,122
Property tax
Annual property tax
-$940
Net income
10.4% ROI
$55,916

Long-Term Rental

Yearly income
$28,475
50 comps
Rental income
$4,238/mo
$40,681
Agency fee (10%)
Finder's fee per tenant
-$4,068
Vacancy (~8%)
1.5mo gap per tenancy
-$3,129
Income tax (10%)
Indonesian rental income tax
-$4,068
Property tax
Annual property tax
-$940
Net income
5.3% ROI
$28,475

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 33 years remaining.

$3.5M$2.7M$1.8M$885K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $537KPeak Capital Value: Yr 8 ($612K)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 9: 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
$598K
+11%
28 years remaining
Rental Income
+$297K
Total Position
$895K
+67%
10.7%/yr
Year 10
Capital Value
$606K
+13%
23 years remaining
Rental Income
+$641K
Total Position
$1.2M
+132%
8.8%/yr
Year 15
Capital Value
$527K
-2%
18 years remaining
Rental Income
+$1.0M
Total Position
$1.6M
+192%
7.4%/yr
Year 20
Capital Value
$339K
-37%
13 years remaining
Rental Income
+$1.5M
Total Position
$1.8M
+243%
6.4%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.4% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Strong
$282 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
310 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
33 years remaining on lease

Top Highlights

High rental yield at 10.4% — outperforms most Bali villas
Strong occupancy at 79% — consistent booking demand
Premium nightly rate of $282 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
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

59% occ.
7.7%
$3,460/mo
69% occ.
9.1%
$4,060/mo
79% occ.
10.4%
$4,660/mo
current
89% occ.
11.8%
$5,260/mo

Lease Timeline

33 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.