Bali Property Index

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Area · Tumbak Bayuh, Badung

5 bedroom villas for sale in Tumbak Bayuh

29 listings · 13 agencies · updated Tuesday 27 October

Typical asking price for a 5 bedroom villa in Tumbak Bayuh: USD 806k, the middle of 18 listings (Bali Property Index, 27 Oct 2026).

Half are listed between USD 658k and USD 1.5m.

Built 5 bed villas in Tumbak Bayuh ask USD 691k leasehold; too few freehold for a typical price.

BedroomsLeasehold, USDFreehold, USD
1 bed160knone listed
2 bed213ktoo few
3 bed325k469k
4 bed564ktoo few
5 bed691ktoo few

Typical asking price of built villas · 283 listings · 27 Oct. A figure needs 8 listings.

Show the listings behind each figure
BedroomsLeasehold, USDFreehold, USD
1 bed280
2 bed1235
3 bed599
4 bed347
5 bed171

Built villas with a stated price: 18 of the 29 listings. 4 off‑plan or under construction, 6 with no stated build state and 1 built with no price or a price held out are counted in the listing total but not in the typical price.

What these figures are: asking prices as the agencies publish them, not sale prices; each property counted once however many agencies list it; listings up for more than three years are counted but left out of typical prices; history from September 2026. How this works.

How many 5 bedroom villas are listed under USD 200k in Tumbak Bayuh?

0 of 29 (27 Oct 2026).

Leasehold or freehold: how do prices compare in Tumbak Bayuh?

Leasehold USD 691k (17 listings, 27 Oct). Not enough freehold listings to compare (fewer than 8).

How many years are left on leasehold 5 bedroom villas in Tumbak Bayuh?

27 years as the agency states it (26 listings, 27 Oct 2026); 0 state none. What happens at year 25 and at the end of a lease: the buying guide.

How does Tumbak Bayuh compare with Tiying Tutul and Babakan?

Tumbak Bayuh USD 806k (18 listings); Tiying Tutul fewer than 8 listings; Babakan fewer than 8 listings, 27 Oct.

Prices are shown in your currency, converted from the agency's listed price at the stated rate; rupiah at 18,139 per USD on 28 Oct 2026. Lease terms are as stated by the agency unless the row says the document was sighted. Freehold is not open to foreign buyers directly; see answers 1 and 4.

Tumbak Bayuh is listed within Pererenan and counts in its figures. Listed separately: Tiying Tutul, Babakan, Munggu, Kayu Tulang.

Typical asking price, built
USD 806k
about IDR 14.61 billion at 18,139 IDR per USD, 28 Oct · 18 listings, 27 Oct
Range, built
406,858 to 1,957,109
USD · 18 listings, 27 Oct
Off‑plan and under construction
Not shown
only 4 listings, it needs 8 · 27 Oct · 6 with unknown build status excluded
Typical days listed
464 days
27 Oct · counts from the agencies' stated listing dates (18 listings)
Cut in price since listing
0 of 29
0 percent · 29 listings, 27 Oct
Tenure
26 leasehold · 3 freehold
29 listings, 27 Oct · freehold is not open to foreign buyers
Years left, under 25
2 of 26
leasehold · as the agency states · 26 listings, 27 Oct
Years left, 25 to 30
18 of 26
leasehold · as the agency states · 26 listings, 27 Oct
Years left, over 30
6 of 26
leasehold · as the agency states · 26 listings, 27 Oct

Withdrawn in the last 30 days: 2 listings, not counted above. Lease years are as the agency states them.

Price spread

Asking prices for built villas in Tumbak Bayuh

Asking prices of 18 listings, checked 27 Oct.

Asking price by month

Two months so far: USD 1.1m in September, USD 1m in October. The line starts at three months.

Typical of each listing’s lowest asking price in the month · 21 and 12 listings · 27 Oct

Showing 24 of 29

Maps show the approximate area, never the exact spot.

Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 406,858 to 439,000 listed at IDR 7.38 billion to 7.96 billion

27 years left · 2.9 are · 256 m² · Pererenan · Tumbak Bayuh · Listed by 4 agencies

Propertia USD 406,858 · Bali Home Immo USD 428,524 · Bali Exception USD 439,000 · Balitecture Realty price on request

On the agency's site since 15 Dec 2025 · first seen by the index 22 Sep 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Propertia and 3 other agencies
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 496,168 listed at IDR 9.00 billion

28 years left · 5.53 are · 300 m² · Agency says Tumbak Bayuh; map pin is in Babakan · Listed by 1 agency

First seen by the index 22 Sep 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Harcourts Purba Bali
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 496,168 listed at IDR 9.00 billion

26 years left · 5.53 are · 300 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

First seen by the index 6 Oct 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Bali Coconut Living
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 500,000 about IDR 9.06 billion at 18,139 IDR per USD, 28 Oct

15 years left · 20.85 are · 434.7 m² · Listed by 1 agency

First seen by the index 23 Sep 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Kibarer Property
Approximate area of Pererenan
5 bed villa, Pererenan, leasehold Rise 7 percent on 22 Oct
USD 648,327 to 735,000 listed at IDR 11.76 billion to 13.33 billion

23 years left · 9 are · 320 m² · Agency says Pererenan; map pin is in Babakan · Listed by 2 agencies

Bali Home Immo USD 648,327 · Betterplace USD 735,000

On the agency's site since 24 Sep 2025 · first seen by the index 7 Oct 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Bali Home Immo and 1 other agency
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 661,558 to 780,000 listed at IDR 12.00 billion to 14.14 billion

26 years left · 5.5 are · 700 m² · Pererenan · Tumbak Bayuh · Listed by 2 agencies

Bali Home Immo USD 661,558 · Betterplace USD 780,000

About 28% under the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

On the agency's site since 15 May 2025 · first seen by the index 22 Sep 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Bali Home Immo and 1 other agency
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 661,558 listed at IDR 12.00 billion

27 years left · 5.5 are · 700 m² · Agency says Tumbak Bayuh; map pin is in Cepaka · Listed by 1 agency

About 28% under the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

On the agency's site since 15 May 2025 · first seen by the index 22 Sep 2026 · checked 1 day ago

We reply the same working day.
Details ›Listed by Bali Exception
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 661,558 listed at IDR 12.00 billion

27 years left · 5.5 are · 700 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

About 28% under the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

First seen by the index 6 Oct 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Bali Coconut Living
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 683,610 listed at IDR 12.40 billion

28 years left · 5.5 are · 700 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

About 26% under the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

First seen by the index 22 Sep 2026 · checked 1 day ago

We reply the same working day.
Details ›Listed by Propertia
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 687,745 listed at IDR 12.47 billion

27 years left · 8.44 are · 456 m² · Agency says Tumbak Bayuh; map pin is in Babakan · Listed by 1 agency

First seen by the index 22 Sep 2026 · last confirmed 19 Oct

We reply the same working day.
Details ›Listed by Propertia
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 691,328 listed at IDR 12.54 billion

27 years left · 8.44 are · 340 m² · Listed by 1 agency

First seen by the index 22 Sep 2026 · checked 1 day ago

We reply the same working day.
Details ›Listed by Exotiq Property
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold, off‑plan
USD 799,548 listed at IDR 14.50 billion

27 years left · 8.44 are · 425 m² · Agency says Tumbak Bayuh; map pin is in Babakan · Listed by 1 agency

On the agency's site since 1 Sep 2026 · first seen by the index 22 Sep 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Bali Home Immo
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 920,000 about IDR 16.68 billion at 18,139 IDR per USD, 28 Oct

25 years left · 5 are · 500 m² · extension 25 years · Listed by 1 agency

Close to the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

First seen by the index 6 Oct 2026 · checked 1 day ago

We reply the same working day.
Details ›Listed by Bali Home Base
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, freehold
USD 964,772 listed at IDR 17.50 billion

6.7 are · 500 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

First seen by the index 6 Oct 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Bali Coconut Living
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 1,003,363 listed at IDR 18.20 billion

26 years left · 7.25 are · 596 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

About 9% over the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

First seen by the index 22 Sep 2026 · last confirmed 19 Oct

We reply the same working day.
Details ›Listed by Propertia
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 1,100,000 about IDR 19.95 billion at 18,139 IDR per USD, 28 Oct

25 years left · 7.25 are · 596 m² · Agency says Tumbak Bayuh; map pin is in Munggu · Listed by 1 agency

About 20% over the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

On the agency's site since 26 Nov 2024 · first seen by the index 22 Sep 2026 · checked 1 day ago

We reply the same working day.
Details ›Listed by Bali Exception
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 1,349,854 listed at IDR 24.48 billion

29 years left · 10 are · 756 m² · extension 37 years · Listed by 1 agency

About 47% over the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

First seen by the index 22 Sep 2026 · checked 1 day ago

We reply the same working day.
Details ›Listed by Exotiq Property
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold, off‑plan
USD 1,372,843 listed at IDR 24.90 billion

29 years left · 10 are · 750 m² · Agency says Tumbak Bayuh; map pin is in Babakan · Listed by 1 agency

First seen by the index 22 Sep 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Harcourts Purba Bali
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold, off‑plan
USD 1,378,246 listed at IDR 25.00 billion

38 years left · 12 are · 654 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

First seen by the index 22 Sep 2026 · checked 3 days ago

We reply the same working day.
Details ›Listed by Propertia
Approximate area of Pererenan
5 bed villa, Pererenan, leasehold
USD 1,380,000 about IDR 25.03 billion at 18,139 IDR per USD, 28 Oct

29 years left · 10 are · 750 m² · extension 37 years · Agency says Pererenan; map pin is in Babakan · Listed by 4 agencies

Prestige Property Bali USD 1,380,000 · Bali Villa Realty (iLot) USD 1,380,000 · Betterplace USD 1,380,000 · Mata Property USD 1,380,000

On the agency's site since 3 Aug 2026 · first seen by the index 22 Sep 2026 · checked 1 day ago

We reply the same working day.
Details ›Listed by Prestige Property Bali and 3 other agencies
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 1,480,000 about IDR 26.84 billion at 18,139 IDR per USD, 28 Oct

29 years left · 11 are · 750 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

About 61% over the typical asking price for 5 bed leasehold villas in Tumbak Bayuh with 25 or more years left

On the agency's site since 17 Aug 2026 · first seen by the index 7 Oct 2026 · checked 2 days ago

We reply the same working day.
Details ›Listed by Betterplace
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, freehold
USD 1,554,248 listed at IDR 28.19 billion

10 are · 650 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

First seen by the index 6 Oct 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Bali Coconut Living
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold, off‑plan
USD 1,696,621 listed at IDR 30.77 billion

27 years left · 8 are · 700 m² · Pererenan · Tumbak Bayuh · Listed by 1 agency

First seen by the index 22 Sep 2026 · last confirmed 19 Oct

We reply the same working day.
Details ›Listed by Propertia
Approximate area of Tumbak Bayuh
5 bed villa, Tumbak Bayuh, leasehold
USD 1,736,590 listed at IDR 31.50 billion

40 years left · 11.2 are · 940 m² · Pererenan · Tumbak Bayuh · Listed by 2 agencies

Kibarer Property USD 1,736,590 · Propertia USD 1,736,590

First seen by the index 22 Sep 2026 · checked 14 hours ago

We reply the same working day.
Details ›Listed by Kibarer Property and 1 other agency

24 of 29 shown

All 29 listings in Tumbak Bayuh as a table
Listing
5 bed villa406k2.927
5 bed villa496k5.5328
5 bed villa496k5.5326
5 bed villa500k20.8515
5 bed villa, Pererenan648k923
5 bed villa661k5.526
5 bed villa661k5.527
5 bed villa661k5.527
5 bed villa683k5.528
5 bed villa687k8.4427
5 bed villa691k8.4427
5 bed villa, off‑plan799k8.4427
5 bed villa920k525
5 bed villa964k6.7Freehold
5 bed villa1m7.2526
5 bed villa1.1m7.2525
5 bed villa1.34m1029
5 bed villa, off‑plan1.37m1029
5 bed villa, off‑plan1.37m1238
5 bed villa, Pererenan1.38m1029
5 bed villa1.48m1129
5 bed villa1.55m10Freehold
5 bed villa, off‑plan1.69m827
5 bed villa1.73m11.240
5 bed villa1.73m11.140
5 bed villa1.9m11.240
5 bed villa1.9m11.340
5 bed villa1.9m11.337
5 bed villa1.95m10Freehold

29 listings · 27 Oct · lease years as the agency states them · tap a heading to sort

Lease years as each agency states them for the first 12 months after it said so, then counted down by the years since, rounded down. Each card opens the listing’s page with each agency that lists it, the full price history and links out.

All figures: 5 bedroom villas for sale in tumbak bayuh, asking prices seen live on 27 Oct 2026, 29 listings unless stated. Sources: Bali Coconut Living, Bali Exception, Bali Home Base, Bali Home Immo and 9 other agencies on the index. Duplicates across agencies are matched on location, photos, land and build and counted once.

Also in Tumbak Bayuh: land, 1 bedroom villas, 2 bedroom villas, 3 bedroom villas, 4 bedroom villas, 6 bedroom villas. Nearby: Tiying Tutul 0.9 km · Babakan 1.3 km · Munggu 1.5 km.