Bali Exception
Bali / Umalas

OFFPLAN 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN UMALAS BE-1970

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
75 m²
Land Plot
70 m²
Tenure
Lease 21yr
Yield Curve Status

Grade B investment — short-term rental yields 8.6% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+3.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$30K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$891/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$65/night
50% ($33)Brixfox estimate($65/night)200% ($131)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$10,697
Airbnb data$65/night · 77% occupancy
Rental income
$65/night · 77% occ.
$15,594
Running costs (20%)
Utilities, cleaning, maintenance
-$3,119
Income tax (10%)
Indonesian rental income tax
-$1,559
Property tax
Annual property tax
-$219
Net income
8.6% ROI
$10,697

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$353K$265K$176K$88K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $125KPeak Capital Value: NowPaid 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
$95K
-24%
16 years remaining
Rental Income
+$57K
Total Position
$152K
+21%
3.9%/yr
Year 10
Capital Value
$54K
-57%
11 years remaining
Rental Income
+$123K
Total Position
$176K
+41%
3.5%/yr
Year 15
Capital Value
$20K
-84%
6 years remaining
Rental Income
+$199K
Total Position
$219K
+75%
3.8%/yr
Year 20
Capital Value
$3K
-98%
1 years remaining
Rental Income
+$287K
Total Position
$290K
+132%
4.3%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Weak
$65 per night
Size & Space
Weak
70 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.