INDUSTRIAL 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN UMALAS BE-2236

INDUSTRIAL 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN UMALAS BE-2236

Bali, Bali

$77k

Price

13.4%

ROI

1

Bedrooms

47%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 60 m²
Build: 82 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $102

Investment Analysis

Located in the charming and fast-developing area of Umalas, this apartment offers a strategic address nestled between the vibrant neighborhoods of Seminyak, Canggu, and Kerobokan. It’s just a few minutes away from popular cafés, international schools, trendy restaurants, and Bali’s famous beaches — making it an ideal spot for both lifestyle and investment.

Bali Exception
Bali / Umalas

INDUSTRIAL 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN UMALAS BE-2236

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
82 m²
Land Plot
60 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 20.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$10K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.8%
$1,013/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
6.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$102/night
50% ($51)Brixfox estimate($102/night)200% ($203)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$12,153
Airbnb data$102/night · 47% occupancy
Rental income
$102/night · 47% occ.
$17,554
Running costs (20%)
Utilities, cleaning, maintenance
-$3,511
Income tax (10%)
Indonesian rental income tax
-$1,755
Property tax
Annual property tax
-$135
Net income
15.8% ROI
$12,153

Long-Term Rental

Yearly income
$15,832
50 comps
Rental income
$2,300/mo
$22,082
Agency fee (10%)
Finder's fee per tenant
-$2,208
Vacancy (~8%)
1.5mo gap per tenancy
-$1,699
Income tax (10%)
Indonesian rental income tax
-$2,208
Property tax
Annual property tax
-$135
Net income
20.5% ROI
$15,832

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

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$77,160
BPHTB (freehold transfer tax)$3,858
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$7,158
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$10,660
($6,560–$14,760)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$15,900
All-in investment$110,878

Gross yield (asking)

22.8%

True gross yield (all-in)

15.8%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$454K$340K$227K$113K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $77KPeak 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 6: 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
$67K
-13%
18 years remaining
Rental Income
+$65K
Total Position
$132K
+71%
11.3%/yr
Year 10
Capital Value
$43K
-44%
13 years remaining
Rental Income
+$139K
Total Position
$183K
+137%
9.0%/yr
Year 15
Capital Value
$20K
-74%
8 years remaining
Rental Income
+$226K
Total Position
$246K
+219%
8.0%/yr
Year 20
Capital Value
$5K
-94%
3 years remaining
Rental Income
+$327K
Total Position
$332K
+330%
7.6%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Average
$102 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
60 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 15.8% — outperforms most villas in this market

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.9%
$638/mo
40% occ.
13.3%
$854/mo
47% occ.
15.8%
$1,013/mo
current
57% occ.
19.1%
$1,229/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.