PROFITABLE PROPERTY INVESTMENT IN PRIME AREA OF UMALAS

PROFITABLE PROPERTY INVESTMENT IN PRIME AREA OF UMALAS

Bali, Bali

$926k

Price

8.7%

ROI

9

Bedrooms

67%

Occupancy

9 Bathrooms
Ownership: leasehold
Land: 1400 m²
Build: 512 m²
Est. Revenue: $120k/yr
Avg Nightly Rate: $492

Investment Analysis

This property is located in a peaceful prime area of Umalas, walking distance to some well-known restaurants, 10 minutes drive to Canggu and Seminyak. The property is built on 1400 sqm land in luxurious exotic Mediterranean design with an artistic touch for the interior that revealing natural creative style and overwhelming ambiance.

Propertia
Bali / Umalas - Bumbak

PROFITABLE PROPERTY INVESTMENT IN PRIME AREA OF UMALAS

Inventory
9 Beds
Bathrooms
9 Baths
Built Area
512 m²
Land Plot
1400 m²
Tenure
Lease 31yr
Yield Curve Status

Grade C+ investment — long-term rental yields 17.7% net return annually.

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The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$62K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$6,877/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$492/night
50% ($246)Brixfox estimate($492/night)200% ($984)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$82,528
Airbnb data$492/night · 67% occupancy
Rental income
$492/night · 67% occ.
$120,212
Running costs (20%)
Utilities, cleaning, maintenance
-$24,042
Income tax (10%)
Indonesian rental income tax
-$12,021
Property tax
Annual property tax
-$1,620
Net income
8.9% ROI
$82,528

Long-Term Rental

Yearly income
$164,164
1 comp
Rental income
$23,883/mo
$229,276
Agency fee (10%)
Finder's fee per tenant
-$22,928
Vacancy (~8%)
1.5mo gap per tenancy
-$17,637
Income tax (10%)
Indonesian rental income tax
-$22,928
Property tax
Annual property tax
-$1,620
Net income
17.7% ROI
$164,164

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$4.7M$3.6M$2.4M$1.2M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $926KPeak Capital Value: Yr 6 ($995K)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 10: 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
$988K
+7%
26 years remaining
Rental Income
+$438K
Total Position
$1.4M
+54%
9.0%/yr
Year 10
Capital Value
$971K
+5%
21 years remaining
Rental Income
+$946K
Total Position
$1.9M
+107%
7.5%/yr
Year 15
Capital Value
$736K
-21%
16 years remaining
Rental Income
+$1.5M
Total Position
$2.3M
+145%
6.2%/yr
Year 20
Capital Value
$418K
-55%
11 years remaining
Rental Income
+$2.2M
Total Position
$2.6M
+185%
5.4%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.9% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$492 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

High rental yield at 8.9% — outperforms most Bali villas
Premium nightly rate of $492 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

47% occ.
6.2%
$4,782/mo
57% occ.
7.6%
$5,829/mo
67% occ.
8.9%
$6,877/mo
current
77% occ.
10.3%
$7,925/mo

Lease Timeline

31 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.