READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2979

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2979

Bali, Bali

$140k

Price

8.5%

ROI

1

Bedrooms

51%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 52 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $93

Investment Analysis

Located in the peaceful and fast-growing area of Tumbak Bayuh, this villa enjoys a tranquil residential setting while remaining just minutes from Pererenan and Canggu.The villa features one spacious bedroom with an ensuite bathroom, including an outdoor-style shower that enhances the tropical living experience. Fully furnished and thoughtfully designed, the interiors combine modern tropical elements with warm finishes. The open living and dining area flows seamlessly into the kitchen. Outdoors, the property offers a private swimming pool designed for relaxation and enjoyment under the Bali sun. A rooftop area adds an additional highlight, providing the perfect space to unwind, entertain guests, or enjoy sunset views. This villa presents an excellent opportunity for personal use or as a high-performing rental investment in one of Bali’s most desirable emerging areas.

Bali Exception
Bali / Pererenan - Tumbak Bayuh

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-2979

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
52 m²
Land Plot
110 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — short-term rental yields 8.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$2K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$983/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$93/night
50% ($47)Brixfox estimate($93/night)200% ($186)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$11,792
Airbnb data$93/night · 51% occupancy
Rental income
$93/night · 51% occ.
$17,195
Running costs (20%)
Utilities, cleaning, maintenance
-$3,439
Income tax (10%)
Indonesian rental income tax
-$1,720
Property tax
Annual property tax
-$245
Net income
8.4% ROI
$11,792

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$140,000
BPHTB (freehold transfer tax)$7,000
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,300
($0–$2,600)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$180,100

Gross yield (asking)

12.3%

True gross yield (all-in)

9.5%

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 28 years remaining.

$582K$437K$291K$146K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $140KPeak Capital Value: Yr 3 ($143K)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 11: 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
$142K
+1%
23 years remaining
Rental Income
+$63K
Total Position
$205K
+46%
7.9%/yr
Year 10
Capital Value
$123K
-12%
18 years remaining
Rental Income
+$135K
Total Position
$259K
+85%
6.3%/yr
Year 15
Capital Value
$80K
-43%
13 years remaining
Rental Income
+$219K
Total Position
$299K
+113%
5.2%/yr
Year 20
Capital Value
$37K
-74%
8 years remaining
Rental Income
+$317K
Total Position
$354K
+153%
4.7%/yr

Location

Bali

Pererenan - Tumbak Bayuh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Average
$93 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
5.0%
$586/mo
41% occ.
6.7%
$785/mo
51% occ.
8.4%
$983/mo
current
61% occ.
10.1%
$1,181/mo

Lease Timeline

28 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.