4 bedrooms brand new villa in Tumbak Bayuh

4 bedrooms brand new villa in Tumbak Bayuh

Bali, Bali

$537k

Price

7.7%

ROI

4

Bedrooms

57%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 310 m²
Build: 340 m²
Est. Revenue: $98k/yr
Avg Nightly Rate: $470

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 12.5% net return annually.

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The Investment

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

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.8%
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
12.5%
$5,615/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$470/night
50% ($235)Brixfox estimate($470/night)200% ($940)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$67,384
Airbnb data$470/night · 57% occupancy
Rental income
$470/night · 57% occ.
$97,606
Running costs (20%)
Utilities, cleaning, maintenance
-$19,521
Income tax (10%)
Indonesian rental income tax
-$9,761
Property tax
Annual property tax
-$940
Net income
12.5% ROI
$67,384

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 2.4x 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$537,037
BPHTB (freehold transfer tax)$26,852
Notary & registration$1,800
Legal / due diligence$5,370
Total acquisition costs$34,022
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,500
($0–$17,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$629,659

Gross yield (asking)

18.2%

True gross yield (all-in)

15.5%

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

Leasehold with 33 years remaining.

$4.3M$3.2M$2.1M$1.1M$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 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
$598K
+11%
28 years remaining
Rental Income
+$358K
Total Position
$955K
+78%
12.2%/yr
Year 10
Capital Value
$606K
+13%
23 years remaining
Rental Income
+$772K
Total Position
$1.4M
+157%
9.9%/yr
Year 15
Capital Value
$527K
-2%
18 years remaining
Rental Income
+$1.3M
Total Position
$1.8M
+232%
8.3%/yr
Year 20
Capital Value
$339K
-37%
13 years remaining
Rental Income
+$1.8M
Total Position
$2.2M
+300%
7.2%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.5% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$470 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 12.5% — outperforms most villas in this market
Premium nightly rate of $470 — 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 57% — 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

37% occ.
8.1%
$3,614/mo
47% occ.
10.3%
$4,615/mo
57% occ.
12.5%
$5,615/mo
current
67% occ.
14.8%
$6,616/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.