READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2365

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2365

Bali, Bali

$397k

Price

6.3%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 450 m²
Build: 328 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $256

Investment Analysis

Located in the prime location of Umalas, a short drive to the beach, international schools and your favorites restaurants, this property blends Balinese charm with modern comfort.The villa boasts a bright, spacious living area with large glass doors opening to the pool and garden, inviting natural light and breezes. Warm…

Bali Exception
Bali / Umalas

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2365

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
328 m²
Land Plot
450 m²
Tenure
Lease 31yr
Yield Curve Status

Grade B investment — long-term rental yields 13.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$26K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$2,732/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$256/night
50% ($128)Brixfox estimate($256/night)200% ($512)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$32,789
Airbnb data$256/night · 51% occupancy
Rental income
$256/night · 51% occ.
$47,834
Running costs (20%)
Utilities, cleaning, maintenance
-$9,567
Income tax (10%)
Indonesian rental income tax
-$4,783
Property tax
Annual property tax
-$694
Net income
8.3% ROI
$32,789

Long-Term Rental

Yearly income
$54,000
50 comps
Rental income
$7,879/mo
$75,642
Agency fee (10%)
Finder's fee per tenant
-$7,564
Vacancy (~8%)
1.5mo gap per tenancy
-$5,819
Income tax (10%)
Indonesian rental income tax
-$7,564
Property tax
Annual property tax
-$694
Net income
13.6% ROI
$54,000

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.

$1.9M$1.4M$943K$471K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $397KPeak Capital Value: Yr 6 ($426K)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
$423K
+7%
26 years remaining
Rental Income
+$174K
Total Position
$597K
+51%
8.5%/yr
Year 10
Capital Value
$416K
+5%
21 years remaining
Rental Income
+$376K
Total Position
$792K
+100%
7.2%/yr
Year 15
Capital Value
$315K
-21%
16 years remaining
Rental Income
+$610K
Total Position
$925K
+133%
5.8%/yr
Year 20
Capital Value
$179K
-55%
11 years remaining
Rental Income
+$881K
Total Position
$1.1M
+167%
5.0%/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
Strong
8.3% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$256 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
450 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

High rental yield at 8.3% — outperforms most Bali villas
Premium nightly rate of $256 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

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

31% occ.
5.0%
$1,643/mo
41% occ.
6.6%
$2,188/mo
51% occ.
8.3%
$2,732/mo
current
61% occ.
9.9%
$3,277/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.