Bali Investment Advisor › Tumbak Bayuh

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Investing in Tumbak Bayuh

Verdict: Neutral  #18 of 41 areas in Bali · Badung

What the data says

  • iMostly leasehold: yields look higher than freehold would

Market snapshot

Gross yield7.9% Bali: 8.0%
Median villa priceA$ 337,466 64 for sale
Price / m²A$ 2,383 −7% vs Bali
Median annual rentA$ 20,089 25 rentals
Leasehold price / m²A$ 2,477
Land price / m²A$ 337 6 land
Leasehold share91%

Yield by bedrooms

Bedrooms Median price Median rent / year Gross yield Listings
1 A$ 175,284 A$ 14,690 8.4% 14
2 A$ 273,853 A$ 19,851 7.2% 28
3 A$ 376,168 A$ 33,151 8.8% 24
4 A$ 774,135 A$ 50,223 6.5% 10

Below-market listings

For-sale listings priced at least 20% under the median of comparable properties in the same area and tenure. With leasehold, a big discount often means fewer years left on the lease: always check it.

4-bedroom property in Bali −46%
Tumbak Bayuh 4-bedroom property in Bali A$ 285,854 4 bd · 240 m² · price/m² vs 20 comparables
Area median: A$ 2,186/m² Est. gross yield 17.6%
3-bedroom villa for sale in Tumbak — 147 sqm −32% Leasehold
Tumbak Bayuh 3-bedroom villa for sale in Tumbak — 147 sqm A$ 246,152 3 bd · 147 m² · price/m² vs 40 comparables
Area median: A$ 2,477/m² Est. gross yield 13.5%
4-bedroom villa for sale in Tumbak — 336 sqm −32% Leasehold
Tumbak Bayuh 4-bedroom villa for sale in Tumbak — 336 sqm A$ 561,749 4 bd · 336 m² · price/m² vs 40 comparables
Area median: A$ 2,477/m² Est. gross yield 8.9%
2-bedroom villa for sale in Tumbak — 175 sqm −39% Leasehold
Tumbak Bayuh 2-bedroom villa for sale in Tumbak — 175 sqm A$ 265,426 2 bd · 175 m² · price/m² vs 40 comparables
Area median: A$ 2,477/m² Est. gross yield 7.5%
4-bedroom villa for sale in Tumbak — 454 sqm −39% Leasehold
Tumbak Bayuh 4-bedroom villa for sale in Tumbak — 454 sqm A$ 686,738 4 bd · 454 m² · price/m² vs 40 comparables
Area median: A$ 2,477/m² Est. gross yield 7.3%
3-bedroom property in Bali −28% Leasehold
Tumbak Bayuh 3-bedroom property in Bali A$ 341,437 3 bd · 192 m² · price/m² vs 40 comparables
Area median: A$ 2,477/m² Est. gross yield 9.7%
2-bedroom property in Bali −44%
Tumbak Bayuh 2-bedroom property in Bali A$ 340,246 2 bd · 280 m² · price/m² vs 20 comparables
Area median: A$ 2,186/m² Est. gross yield 5.8%
3-bedroom villa for sale in Tumbak — 206 sqm −28% Leasehold
Tumbak Bayuh 3-bedroom villa for sale in Tumbak — 206 sqm A$ 365,137 3 bd · 206 m² · price/m² vs 40 comparables
Area median: A$ 2,477/m² Est. gross yield 9.1%
3-bedroom villa for sale in Tumbak — 220 sqm −29% Leasehold
Tumbak Bayuh 3-bedroom villa for sale in Tumbak — 220 sqm A$ 387,199 3 bd · 220 m² · price/m² vs 40 comparables
Area median: A$ 2,477/m² Est. gross yield 8.6%
2-bedroom property in Bali −20%
Tumbak Bayuh 2-bedroom property in Bali A$ 217,964 2 bd · 125 m² · price/m² vs 20 comparables
Area median: A$ 2,186/m² Est. gross yield 9.1%
2-bedroom property in Bali −22%
Tumbak Bayuh 2-bedroom property in Bali A$ 232,571 2 bd · 136 m² · price/m² vs 20 comparables
Area median: A$ 2,186/m² Est. gross yield 8.5%

Browse this area

Villas for sale in Tumbak Bayuh (64) Villas for rent in Tumbak Bayuh (25) Land for sale in Tumbak Bayuh (6)

Compare with nearby areas

Area Score Gross yield Price / m² Rentals
Ungasan 80 · Strong opportunity 12.2% A$ 2,520 35
Kerobokan 71 · Strong opportunity 8.0% A$ 2,356 79
Pecatu 69 · Strong opportunity 13.3% A$ 2,988 22
Umalas 68 · Strong opportunity 7.7% A$ 2,499 151
Canggu 67 · Good 7.8% A$ 2,745 453
Pererenan 66 · Good 7.7% A$ 2,780 97

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How it works

  1. Gross yield = median annual rent ÷ median sale price, matched by number of bedrooms within each area. Monthly rentals are annualised at 75% occupancy.
  2. Leasehold prices buy a lease of typically 25–30 years, not the land. Their yields look higher: deduct roughly 3.5–4% a year of lease amortisation to compare with freehold.
  3. The score (0–100) weighs yield (45%), price per m² against the Bali median (25%) and depth of the rental market (30%). Areas with few listings are pulled towards 50.

Indicative market data, not financial advice. Asking prices are not sale prices; always check title, permits (PBG/SLF), zoning and remaining lease years with a notary before buying.