INCREDIBLE MODERN VILLA IN TUMBAK BAYUH

INCREDIBLE MODERN VILLA IN TUMBAK BAYUH

Bali, Bali

$216k

Price

10.1%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 325 m²
Build: 192 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $262

Investment Analysis

This modern villa is located in the peaceful area of Tumbak Bayuh. It will only take 5 minutes to drive to Pererenan Beach, and 15 minutes to Batu Bolong Beach, Berawa, and Canggu. The villa is built on 3.25 Are of land with a building size of 192 sqm. It features three bedrooms with an en-suite bathroom, open living, dining, and kitchen area overlooking the beautiful swimming pool. On the upper level, a spacious rooftop terrace with stunning views, that you can use as an outdoor lounge or bbq area, could potential build 2 level. There’s also a parking for one car and bikes. This property is perfect for everyone who wants a villa in a nice and quiet area, both for investment or as a family home, it offers a great return on investment.

Propertia
Bali / Tumbak Bayuh

INCREDIBLE MODERN VILLA IN TUMBAK BAYUH

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
192 m²
Land Plot
325 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 14.2% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+14.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$227 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.2%
$2,560/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
7.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$262/night
50% ($131)Brixfox estimate($262/night)200% ($524)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$30,717
Airbnb data$262/night · 46% occupancy
Rental income
$262/night · 46% occ.
$44,421
Running costs (20%)
Utilities, cleaning, maintenance
-$8,884
Income tax (10%)
Indonesian rental income tax
-$4,442
Property tax
Annual property tax
-$378
Net income
14.2% ROI
$30,717

Long-Term Rental

Yearly income
$24,649
50 comps
Rental income
$3,605/mo
$34,611
Agency fee (10%)
Finder's fee per tenant
-$3,461
Vacancy (~8%)
1.5mo gap per tenancy
-$2,662
Income tax (10%)
Indonesian rental income tax
-$3,461
Property tax
Annual property tax
-$378
Net income
11.4% ROI
$24,649

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.4M$1.1M$719K$360K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $216KPeak Capital Value: Yr 2 ($219K)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 7: 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
$216K
-0%
22 years remaining
Rental Income
+$163K
Total Position
$379K
+75%
11.9%/yr
Year 10
Capital Value
$176K
-19%
17 years remaining
Rental Income
+$352K
Total Position
$528K
+144%
9.4%/yr
Year 15
Capital Value
$107K
-50%
12 years remaining
Rental Income
+$571K
Total Position
$679K
+214%
7.9%/yr
Year 20
Capital Value
$46K
-79%
7 years remaining
Rental Income
+$825K
Total Position
$871K
+303%
7.2%/yr

Location

Bali

Tumbak Bayuh, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$262 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
325 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 14.2% — outperforms most Bali villas
Premium nightly rate of $262 — 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 46% — 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

30% occ.
9.1%
$1,643/mo
40% occ.
12.2%
$2,201/mo
46% occ.
14.2%
$2,560/mo
current
56% occ.
17.3%
$3,118/mo

Lease Timeline

27 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.