Bali Exception
Bali / Umalas
Pink Zone

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2683

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
350 m²
Land Plot
250 m²
Tenure
Lease 32yr
Yield Curve Status

Grade A investment — short-term rental yields 10.3% net return annually.

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The Investment

Brixfox Score85
GradeA
Brixfox Intelligence
85AExcellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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
+12.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.8%
+$35K in 5yr (+9%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$3,335/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$359/night
50% ($179)Brixfox estimate($359/night)200% ($718)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$40,022
Airbnb data$359/night · 59% occupancy
Rental income
$359/night · 59% occ.
$58,149
Running costs (20%)
Utilities, cleaning, maintenance
-$11,630
Income tax (10%)
Indonesian rental income tax
-$5,815
Property tax
Annual property tax
-$683
Net income
10.3% ROI
$40,022

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 32 years remaining.

$2.4M$1.8M$1.2M$604K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $390KPeak Capital Value: Yr 7 ($432K)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 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
$425K
+9%
27 years remaining
Rental Income
+$212K
Total Position
$637K
+63%
10.3%/yr
Year 10
Capital Value
$425K
+9%
22 years remaining
Rental Income
+$459K
Total Position
$883K
+126%
8.5%/yr
Year 15
Capital Value
$346K
-11%
17 years remaining
Rental Income
+$744K
Total Position
$1.1M
+180%
7.1%/yr
Year 20
Capital Value
$211K
-46%
12 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+230%
6.2%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.3% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$359 per night
Size & Space
Average
250 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
32 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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Lease Timeline

32 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.