ELEGANT THREE BEDROOM VILLA IN THE HEART OF UMALAS

ELEGANT THREE BEDROOM VILLA IN THE HEART OF UMALAS

Bali, Bali

$346k

Price

8.1%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 244 m²
Build: 203 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $236

Investment Analysis

Tucked away in one of Umalas’ most sought-after residential areas, this three-bedroom villa, completed in the first quarter of 2026, offers a refined blend of tropical comfort and everyday convenience.

Propertia
Bali / Umalas - Bumbak

ELEGANT THREE BEDROOM VILLA IN THE HEART OF UMALAS

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
203 m²
Land Plot
244 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.5% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$363 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$2,446/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$236/night
50% ($118)Brixfox estimate($236/night)200% ($472)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$29,352
Airbnb data$236/night · 50% occupancy
Rental income
$236/night · 50% occ.
$42,795
Running costs (20%)
Utilities, cleaning, maintenance
-$8,559
Income tax (10%)
Indonesian rental income tax
-$4,280
Property tax
Annual property tax
-$605
Net income
8.5% ROI
$29,352

Long-Term Rental

Yearly income
$28,655
50 comps
Rental income
$4,215/mo
$40,466
Agency fee (10%)
Finder's fee per tenant
-$4,047
Vacancy (~8%)
1.5mo gap per tenancy
-$3,113
Income tax (10%)
Indonesian rental income tax
-$4,047
Property tax
Annual property tax
-$605
Net income
8.3% ROI
$28,655

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.4M$1.0M$687K$344K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $346KPeak Capital Value: Yr 2 ($351K)Paid back2x Return
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.
Paid back
Year 11: cumulative rental income has repaid the full purchase price.
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
$345K
-0%
22 years remaining
Rental Income
+$156K
Total Position
$501K
+45%
7.7%/yr
Year 10
Capital Value
$282K
-19%
17 years remaining
Rental Income
+$336K
Total Position
$618K
+79%
6.0%/yr
Year 15
Capital Value
$172K
-50%
12 years remaining
Rental Income
+$546K
Total Position
$718K
+108%
5.0%/yr
Year 20
Capital Value
$73K
-79%
7 years remaining
Rental Income
+$789K
Total Position
$862K
+149%
4.7%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$236 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
244 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 8.5% — outperforms most Bali villas
Premium nightly rate of $236 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
5.1%
$1,458/mo
40% occ.
6.8%
$1,960/mo
50% occ.
8.5%
$2,446/mo
current
60% occ.
10.2%
$2,949/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.