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Luxury Design Statement in Tumbak Bayuh

Luxury Design Statement in Tumbak Bayuh

Pererenan, Bali

$1.9M

Price

5.8%

ROI

5

Bedrooms

33%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 940 m²
Build: 940 m²
Est. Revenue: $165k/yr
Avg Nightly Rate: $1362

Investment Analysis

This luxurious residential development is located in Tumbak Bayuh, a quiet neighborhood within Pererenan. A short 10-minute drive will bring you to Pererenan Beach and to the best cafes and restaurants that the area has to offer. The neighborhood of Tumbak Bayuh is comfortable, strategic, and highly popular with expat families attending both Canggu Community…

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

Luxury Design Statement in Tumbak Bayuh

Pererenan · Pererenan · Ref BF-5007 Source verified · Propertia · listed 27 May 2026
Asking price · Freehold
$1,937,250
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
940 m²
Land
940 m²
True net yield
2.8%
≈ $9,330/mo net after costs & tax
5-yr total return (net + appreciation)
12.5% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 81 · B+
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)
$1,362/night
50% ($681)Brixfox estimate($1,362/night)200% ($2723)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$111,958
Likely range $67,175 – $156,741
Airbnb data$1,362/night · 33% occupancy
Rental income
$1,362/night · 33% occ.
$164,783
Running costs (20%)
Utilities, cleaning, maintenance
-$32,957
Income tax (10%)
Indonesian rental income tax
-$16,478
Property tax
Annual property tax
-$3,390
Net income
5.8% ROI
$111,958

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$1,937,250
BPHTB (freehold transfer tax)$96,863
Notary & registration$1,800
Legal / due diligence$19,373
Total acquisition costs$118,036
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$23,500
($0–$47,000)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$2,136,086

Gross yield (asking)

8.5%

True gross yield (all-in)

7.7%

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.

$18.9M$14.2M$9.5M$4.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+34%
Rental Income
+$594K
Total Position
$3.2M
+65%
10.5%/yr
Year 10
Capital Value
$3.5M
+79%
Rental Income
+$1.3M
Total Position
$4.8M
+145%
9.4%/yr
Year 20
Capital Value
$6.2M
+221%
Rental Income
+$3.0M
Total Position
$9.2M
+376%
8.1%/yr
Year 30
Capital Value
$11.1M
+474%
Rental Income
+$5.3M
Total Position
$16.5M
+749%
7.4%/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
Good
5.8% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$1362 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
940 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1362 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 940 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 33% — 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.
5.2%
$8,416/mo
40% occ.
7.0%
$11,315/mo
33% occ.
5.8%
$9,329/mo
current
43% occ.
7.6%
$12,228/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.