Charming Six Bedroom Home with Rice Fields Views in Tumbak

Charming Six Bedroom Home with Rice Fields Views in Tumbak

Bali, Bali

$575k

Price

16.8%

ROI

6

Bedrooms

59%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 900 m²
Build: 601 m²
Est. Revenue: $143k/yr
Avg Nightly Rate: $667

Investment Analysis

Set on an elevated plot in the peaceful area of Tumbak Bayuh, this charming six-bedroom residence offers sweeping views over lush rice fields, combining modern comfort with elegant traditional touches.

Kibarer
Bali / Tumbak

Charming Six Bedroom Home with Rice Fields Views in Tumbak

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
601 m²
Land Plot
900 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B+ investment — short-term rental yields 17.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+16.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$20K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.2%
$8,244/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
5.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$667/night
50% ($334)Brixfox estimate($667/night)200% ($1335)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$98,929
Airbnb data$667/night · 59% occupancy
Rental income
$667/night · 59% occ.
$142,765
Running costs (20%)
Utilities, cleaning, maintenance
-$28,553
Income tax (10%)
Indonesian rental income tax
-$14,277
Property tax
Annual property tax
-$1,007
Net income
17.2% ROI
$98,929

Long-Term Rental

Yearly income
$85,784
14 comps
Rental income
$12,503/mo
$120,029
Agency fee (10%)
Finder's fee per tenant
-$12,003
Vacancy (~8%)
1.5mo gap per tenancy
-$9,233
Income tax (10%)
Indonesian rental income tax
-$12,003
Property tax
Annual property tax
-$1,007
Net income
14.9% ROI
$85,784

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $575KPeak 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 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
$556K
-3%
20 years remaining
Rental Income
+$525K
Total Position
$1.1M
+88%
13.4%/yr
Year 10
Capital Value
$386K
-33%
15 years remaining
Rental Income
+$1.1M
Total Position
$1.5M
+164%
10.2%/yr
Year 15
Capital Value
$199K
-65%
10 years remaining
Rental Income
+$1.8M
Total Position
$2.0M
+255%
8.8%/yr
Year 20
Capital Value
$58K
-90%
5 years remaining
Rental Income
+$2.7M
Total Position
$2.7M
+372%
8.1%/yr

Location

Bali

Tumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
17.2% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$667 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
900 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 17.2% — outperforms most Bali villas
Premium nightly rate of $667 — 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 59% — 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

39% occ.
11.3%
$5,402/mo
49% occ.
14.2%
$6,823/mo
59% occ.
17.2%
$8,244/mo
current
69% occ.
20.2%
$9,665/mo

Lease Timeline

25 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.