RICEFIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2139

RICEFIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2139

Bali, Bali

$578k

Price

10.1%

ROI

4

Bedrooms

74%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 591 m²
Build: 251 m²
Est. Revenue: $90k/yr
Avg Nightly Rate: $336

Investment Analysis

Nestled in Umalas, this villa is ideally positioned between the vibrant hubs of Seminyak and Canggu, you'll be just minutes away from Bali’s most popular cafes, restaurants, and beautiful beaches. Its strategic location also places it just moments from the prestigious French International School. The villa boasts four spacious bedrooms, each with its own ensuite bathroom. The master bedrooms feature private balconies that overlook the surrounding greenery. Fully furnished with tasteful, natural-toned decor, the villa includes a modern, fully equipped kitchen that flows seamlessly into a cozy dining space and expansive living area—perfect for both relaxed family living and stylish entertaining.

Bali Exception
Bali / Umalas

RICEFIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2139

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
251 m²
Land Plot
591 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 10.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$47K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$5,180/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$336/night
50% ($168)Brixfox estimate($336/night)200% ($673)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$62,159
Airbnb data$336/night · 74% occupancy
Rental income
$336/night · 74% occ.
$90,245
Running costs (20%)
Utilities, cleaning, maintenance
-$18,049
Income tax (10%)
Indonesian rental income tax
-$9,025
Property tax
Annual property tax
-$1,012
Net income
10.7% ROI
$62,159

Long-Term Rental

Yearly income
$47,004
50 comps
Rental income
$6,917/mo
$66,405
Agency fee (10%)
Finder's fee per tenant
-$6,640
Vacancy (~8%)
1.5mo gap per tenancy
-$5,108
Income tax (10%)
Indonesian rental income tax
-$6,640
Property tax
Annual property tax
-$1,012
Net income
8.1% ROI
$47,004

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$2.5M$1.8M$1.2M$615K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $578KPeak 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 9: 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
$532K
-8%
19 years remaining
Rental Income
+$330K
Total Position
$862K
+49%
8.3%/yr
Year 10
Capital Value
$357K
-38%
14 years remaining
Rental Income
+$713K
Total Position
$1.1M
+85%
6.3%/yr
Year 15
Capital Value
$176K
-70%
9 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+130%
5.7%/yr
Year 20
Capital Value
$48K
-92%
4 years remaining
Rental Income
+$1.7M
Total Position
$1.7M
+197%
5.6%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$336 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
591 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most Bali villas
Premium nightly rate of $336 — 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

54% occ.
7.8%
$3,747/mo
64% occ.
9.3%
$4,464/mo
74% occ.
10.7%
$5,180/mo
current
84% occ.
12.2%
$5,896/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.