FOR SALE – MODERN 3‑BEDROOM RICE‑FIELD VILLA WITH INFINITY POOL | TUMBAK BAYUH, CANGGU WISHLIST

FOR SALE – MODERN 3‑BEDROOM RICE‑FIELD VILLA WITH INFINITY POOL | TUMBAK BAYUH, CANGGU WISHLIST

Bali, Bali

$222k

Price

9.2%

ROI

3

Bedrooms

41%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 125 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $228

Investment Analysis

This modern 3 bedroom villa is located in Tumbak Bayuh, Pererenan, set on 220 sqm of land with 125 sqm of building size. Completed in June 2024, the property offers open plan living, private infinity pool with rice field views, and a functional layout designed for both lifestyle living and rental income.

Villas of Bali
Bali / Tumbak Bayuh

FOR SALE – MODERN 3‑BEDROOM RICE‑FIELD VILLA WITH INFINITY POOL | TUMBAK BAYUH, CANGGU WISHLIST

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
125 m²
Land Plot
220 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.5% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$41K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$1,951/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$228/night
50% ($114)Brixfox estimate($228/night)200% ($456)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$23,409
Airbnb data$228/night · 41% occupancy
Rental income
$228/night · 41% occ.
$33,997
Running costs (20%)
Utilities, cleaning, maintenance
-$6,799
Income tax (10%)
Indonesian rental income tax
-$3,400
Property tax
Annual property tax
-$389
Net income
10.5% ROI
$23,409

Long-Term Rental

Yearly income
$16,747
50 comps
Rental income
$2,469/mo
$23,699
Agency fee (10%)
Finder's fee per tenant
-$2,370
Vacancy (~8%)
1.5mo gap per tenancy
-$1,823
Income tax (10%)
Indonesian rental income tax
-$2,370
Property tax
Annual property tax
-$389
Net income
7.5% ROI
$16,747

Short-term rental earns 1.4x 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$222,222
BPHTB (freehold transfer tax)$11,111
Notary & registration$1,800
Legal / due diligence$2,222
Total acquisition costs$15,133
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,125
($0–$6,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$283,380

Gross yield (asking)

15.3%

True gross yield (all-in)

12.0%

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 22 years remaining.

$822K$617K$411K$206K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $222KPeak 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 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
$181K
-18%
17 years remaining
Rental Income
+$124K
Total Position
$306K
+38%
6.6%/yr
Year 10
Capital Value
$111K
-50%
12 years remaining
Rental Income
+$268K
Total Position
$379K
+71%
5.5%/yr
Year 15
Capital Value
$47K
-79%
7 years remaining
Rental Income
+$435K
Total Position
$482K
+117%
5.3%/yr
Year 20
Capital Value
$10K
-96%
2 years remaining
Rental Income
+$629K
Total Position
$639K
+188%
5.4%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.5% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$228 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.5% — outperforms most villas in this market
Premium nightly rate of $228 — 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 41% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.7%
$1,423/mo
40% occ.
10.3%
$1,908/mo
current
41% occ.
10.5%
$1,951/mo
current
51% occ.
13.2%
$2,436/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.