Luxurious six bedroom property leasehold in Umalas

Luxurious six bedroom property leasehold in Umalas

Bali, Bali

$883k

Price

7.4%

ROI

6

Bedrooms

9%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1200 m²
Build: 454 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $926

Investment Analysis

Introducing a luxurious six-bedroom leasehold property in the heart of Umalas, Bali. This gorgeous villa features six spacious and cozy en-suite bedrooms, each equipped with state-of-the-art bathrooms.

Kibarer
Bali / Umalas

Luxurious six bedroom property leasehold in Umalas

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
454 m²
Land Plot
1200 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
-0.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$115K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$1,743/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
42.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$926/night
50% ($463)Brixfox estimate($926/night)200% ($1852)
Occupancy
9%
10%Brixfox estimate(9%)100%

Short-Term Rental

Yearly income
$20,912
Airbnb data$926/night · 9% occupancy
Rental income
$926/night · 9% occ.
$32,081
Running costs (20%)
Utilities, cleaning, maintenance
-$6,416
Income tax (10%)
Indonesian rental income tax
-$3,208
Property tax
Annual property tax
-$1,545
Net income
2.4% ROI
$20,912

Long-Term Rental

Yearly income
$97,230
15 comps
Rental income
$14,230/mo
$136,604
Agency fee (10%)
Finder's fee per tenant
-$13,660
Vacancy (~8%)
1.5mo gap per tenancy
-$10,508
Income tax (10%)
Indonesian rental income tax
-$13,660
Property tax
Annual property tax
-$1,545
Net income
11.0% ROI
$97,230

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.1M$799K$532K$266K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $883KPeak Capital Value: Now
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.
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
$768K
-13%
18 years remaining
Rental Income
+$111K
Total Position
$879K
-0%
-0.1%/yr
Year 10
Capital Value
$494K
-44%
13 years remaining
Rental Income
+$240K
Total Position
$734K
-17%
-1.8%/yr
Year 15
Capital Value
$229K
-74%
8 years remaining
Rental Income
+$389K
Total Position
$618K
-30%
-2.3%/yr
Year 20
Capital Value
$57K
-94%
3 years remaining
Rental Income
+$562K
Total Position
$619K
-30%
-1.8%/yr

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Strong
$926 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Premium nightly rate of $926 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1200 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.9%
$5,787/mo
40% occ.
10.5%
$7,759/mo
9% occ.
2.4%
$1,743/mo
current
19% occ.
5.0%
$3,715/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.