MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2063

MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2063

Bali, Bali

$260k

Price

8.0%

ROI

3

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 127 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $239

Investment Analysis

Located in the prime area of Umalas, this stunning villa offers the perfect balance between tranquility and convenience. Nestled in a peaceful neighborhood, it is just minutes away from Bali’s top restaurants, cafes, and international schools. The vibrant areas of Canggu and Seminyak, known for their lively atmosphere and beach clubs, are easily accessible, making this villa an excellent investment for both living and rental purposes.

Bali Exception
Bali / Umalas

MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2063

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
127 m²
Land Plot
160 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 13.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$48K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.0%
$2,606/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
8.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$239/night
50% ($119)Brixfox estimate($239/night)200% ($478)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$31,269
Airbnb data$239/night · 52% occupancy
Rental income
$239/night · 52% occ.
$45,320
Running costs (20%)
Utilities, cleaning, maintenance
-$9,064
Income tax (10%)
Indonesian rental income tax
-$4,532
Property tax
Annual property tax
-$455
Net income
12.0% ROI
$31,269

Long-Term Rental

Yearly income
$34,034
50 comps
Rental income
$4,969/mo
$47,698
Agency fee (10%)
Finder's fee per tenant
-$4,770
Vacancy (~8%)
1.5mo gap per tenancy
-$3,669
Income tax (10%)
Indonesian rental income tax
-$4,770
Property tax
Annual property tax
-$455
Net income
13.1% ROI
$34,034

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.1M$824K$549K$275K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $260KPeak 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 8: 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
$212K
-18%
17 years remaining
Rental Income
+$166K
Total Position
$378K
+45%
7.8%/yr
Year 10
Capital Value
$129K
-50%
12 years remaining
Rental Income
+$358K
Total Position
$488K
+88%
6.5%/yr
Year 15
Capital Value
$55K
-79%
7 years remaining
Rental Income
+$582K
Total Position
$637K
+145%
6.2%/yr
Year 20
Capital Value
$12K
-96%
2 years remaining
Rental Income
+$840K
Total Position
$852K
+228%
6.1%/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
12.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 12.0% — outperforms most Bali villas
Premium nightly rate of $239 — 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 52% — 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

32% occ.
7.3%
$1,589/mo
42% occ.
9.7%
$2,097/mo
52% occ.
12.0%
$2,606/mo
current
62% occ.
14.4%
$3,114/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.