JOGLO DESIGN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1330

JOGLO DESIGN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1330

Bali, Bali

$435k

Price

6.3%

ROI

4

Bedrooms

66%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 550 m²
Build: 232 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $361

Investment Analysis

Located in the vibrant heart of Tumbak Bayuh, this charming Joglo-style villa offers a blend of traditional wooden architecture and modern comfort. Accessible only by bike, it provides a peaceful retreat just moments away from the vibrant cafés and restaurants that make this area so desirable.With 4 bedrooms and 4 bathrooms, the villa features an open living room with high ceilings and large windows, creating an airy, light-filled atmosphere. The open living room, enhanced by high ceilings and large windows, creates a warm and inviting space filled with natural light. Fully furnished and featuring a well-equipped kitchen, this villa is ready for you to move in or entertain with ease.Outside, you'll find an impressive infinity pool, surrounded by a cozy lounge area—perfect for relaxing and soaking in the tropical ambiance. This villa is not just a home; it’s a serene getaway, ideal for family living or a smart investment opportunity.

Bali Exception
Bali / Tumbak Bayuh

JOGLO DESIGN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TUMBAK BAYUH BE-1330

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
232 m²
Land Plot
550 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$15K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.8%
$4,988/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$361/night
50% ($180)Brixfox estimate($361/night)200% ($721)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$59,859
Airbnb data$361/night · 66% occupancy
Rental income
$361/night · 66% occ.
$86,601
Running costs (20%)
Utilities, cleaning, maintenance
-$17,320
Income tax (10%)
Indonesian rental income tax
-$8,660
Property tax
Annual property tax
-$761
Net income
13.8% ROI
$59,859

Long-Term Rental

Yearly income
$34,086
50 comps
Rental income
$5,020/mo
$48,193
Agency fee (10%)
Finder's fee per tenant
-$4,819
Vacancy (~8%)
1.5mo gap per tenancy
-$3,707
Income tax (10%)
Indonesian rental income tax
-$4,819
Property tax
Annual property tax
-$761
Net income
7.8% ROI
$34,086

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$2.5M$1.9M$1.3M$627K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $435KPeak 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 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
$420K
-3%
20 years remaining
Rental Income
+$318K
Total Position
$738K
+70%
11.2%/yr
Year 10
Capital Value
$292K
-33%
15 years remaining
Rental Income
+$686K
Total Position
$979K
+125%
8.4%/yr
Year 15
Capital Value
$151K
-65%
10 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+191%
7.4%/yr
Year 20
Capital Value
$44K
-90%
5 years remaining
Rental Income
+$1.6M
Total Position
$1.7M
+280%
6.9%/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
13.8% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$361 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
550 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 13.8% — outperforms most Bali villas
Premium nightly rate of $361 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

46% occ.
9.5%
$3,452/mo
56% occ.
11.6%
$4,220/mo
66% occ.
13.8%
$4,988/mo
current
76% occ.
15.9%
$5,756/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.