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Modern Design Villa in Tumbak Bayuh

Modern Design Villa in Tumbak Bayuh

Pererenan, Bali

$179k

Price

8.3%

ROI

2

Bedrooms

39%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 118 m²
Build: 118 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $151

Investment Analysis

This stunning villa in Tumbak Bayuh, extension to the Pererenan area, boasts a sleek modern design. Just a 10-minute drive from vibrant Canggu, it offers easy access to cafes, shops, and Pererenan Beach. Featuring two bedrooms with ensuite bathrooms, an open-plan living area, dining space, and kitchen, this villa is ideal for rental or personal…

2-bedroom freehold villa in Pererenan — photo 1 of 5
Propertia
2-bedroom freehold villa in Pererenan — photo 2 of 5
2-bedroom freehold villa in Pererenan — photo 3 of 5
2-bedroom freehold villa in Pererenan — photo 4 of 5
2-bedroom freehold villa in Pererenan — photo 5 of 5

Modern Design Villa in Tumbak Bayuh

Pererenan · Pererenan · Ref BF-4934 Source verified · Propertia · listed 27 May 2026
Asking price · Freehold
$179,000
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
118 m²
Land
118 m²
True net yield
4.0%
≈ $1,235/mo net after costs & tax
5-yr total return (net + appreciation)
15.0% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 88 · A
Modelled from Airbnb listings we track across Pererenan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Pererenan

Pererenan, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$151/night
50% ($76)Brixfox estimate($151/night)200% ($303)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

High confidence
Yearly income
$14,815
Likely range $11,852 – $17,778
Airbnb data$151/night · 39% occupancy
Rental income
$151/night · 39% occ.
$21,612
Running costs (20%)
Utilities, cleaning, maintenance
-$4,322
Income tax (10%)
Indonesian rental income tax
-$2,161
Property tax
Annual property tax
-$313
Net income
8.3% ROI
$14,815

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$179,000
BPHTB (freehold transfer tax)$8,950
Notary & registration$1,800
Legal / due diligence$1,790
Total acquisition costs$12,540
RenovationMove-in ready
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$213,840

Gross yield (asking)

12.1%

True gross yield (all-in)

10.1%

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

Freehold — 6%/yr appreciation in Pererenan.

$2.0M$1.5M$996K$498K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $179K
Capital appreciation
Property value growing at +6%/yr based on Pererenan market trends.
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: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$240K
+34%
Rental Income
+$79K
Total Position
$318K
+78%
12.2%/yr
Year 10
Capital Value
$321K
+79%
Rental Income
+$170K
Total Position
$490K
+174%
10.6%/yr
Year 20
Capital Value
$574K
+221%
Rental Income
+$398K
Total Position
$972K
+443%
8.8%/yr
Year 30
Capital Value
$1.0M
+474%
Rental Income
+$705K
Total Position
$1.7M
+868%
7.9%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$151 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
118 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
6.3%
$941/mo
40% occ.
8.5%
$1,263/mo
current
39% occ.
8.3%
$1,234/mo
current
49% occ.
10.4%
$1,557/mo

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.