PROFITABLE VILLA RETREAT IN PRIME AREA OF UMALAS

PROFITABLE VILLA RETREAT IN PRIME AREA OF UMALAS

Bali, Bali

$2.5M

Price

1.8%

ROI

4

Bedrooms

44%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 3500 m²
Est. Revenue: $79k/yr
Avg Nightly Rate: $491

Investment Analysis

This villa is located in a peaceful and secure area of Umalas, just 5 minutes away from the French school, 10 minutes drive to Canggu and Seminyak. The property consists of 4 single bedroom villas with a closed living room, dining room, en-suite classy bathroom and swimming pool for each villa.

Propertia
Bali / Umalas - Bumbak

PROFITABLE VILLA RETREAT IN PRIME AREA OF UMALAS

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
0 m²
Land Plot
3500 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 5.0% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$535K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$4,276/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
48.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$491/night
50% ($245)Brixfox estimate($491/night)200% ($982)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$51,311
Airbnb data$491/night · 44% occupancy
Rental income
$491/night · 44% occ.
$79,474
Running costs (20%)
Utilities, cleaning, maintenance
-$15,895
Income tax (10%)
Indonesian rental income tax
-$7,947
Property tax
Annual property tax
-$4,321
Net income
2.1% ROI
$51,311

Long-Term Rental

Yearly income
$123,633
50 comps
Rental income
$18,433/mo
$176,958
Agency fee (10%)
Finder's fee per tenant
-$17,696
Vacancy (~8%)
1.5mo gap per tenancy
-$13,612
Income tax (10%)
Indonesian rental income tax
-$17,696
Property tax
Annual property tax
-$4,321
Net income
5.0% ROI
$123,633

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

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$2,469,136
BPHTB (freehold transfer tax)$123,457
Notary & registration$1,800
Legal / due diligence$24,691
Total acquisition costs$149,948
RenovationMove-in ready
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$2,669,184

Gross yield (asking)

3.2%

True gross yield (all-in)

3.0%

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 — 4%/yr appreciation in Bali.

$12.0M$9.0M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
Capital appreciation
Property value growing at +4%/yr based on Bali 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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$272K
Total Position
$3.3M
+33%
5.8%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$588K
Total Position
$4.2M
+72%
5.6%/yr
Year 20
Capital Value
$5.4M
+119%
Rental Income
+$1.4M
Total Position
$6.8M
+175%
5.2%/yr
Year 30
Capital Value
$8.0M
+224%
Rental Income
+$2.4M
Total Position
$10.4M
+323%
4.9%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$491 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
3500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $491 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 3500 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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.
1.3%
$2,776/mo
40% occ.
1.9%
$3,821/mo
44% occ.
2.1%
$4,276/mo
current
54% occ.
2.6%
$5,321/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.