EXQUISITE 5 BEDROOM VILLA FOR SALE FREEHOLD IN UMALAS BALI BE-1050

EXQUISITE 5 BEDROOM VILLA FOR SALE FREEHOLD IN UMALAS BALI BE-1050

Bali, Bali

$1.7M

Price

3.3%

ROI

5

Bedrooms

41%

Occupancy

8 Bathrooms
Ownership: freehold
Land: 500 m²
Build: 804 m²
Est. Revenue: $95k/yr
Avg Nightly Rate: $640

Investment Analysis

This stunning villa is located in the highly desirable area of Umalas, just steps away from trendy cafes, top-rated restaurants, international schools, and not far from the beach. The design is modern, spanning 500m² of land with a building area of 804m². The villa offers a luxurious lifestyle with exclusive amenities, including 5 bedrooms and 8 bathrooms. It includes a living room, a kitchen with a wine cellar, a gym/yoga room, ample storage, and solar panels. The outdoor area features a 14m swimming pool, a jacuzzi, a kids’ pool, and a roof deck with rice field and sea views. With parking for four cars and high-end finishes throughout, this villa is not just a home but a fantastic investment opportunity in one of Bali’s most vibrant locales.

Bali Exception
Bali / Umalas

EXQUISITE 5 BEDROOM VILLA FOR SALE FREEHOLD IN UMALAS BALI BE-1050

Inventory
5 Beds
Bathrooms
8 Baths
Built Area
804 m²
Land Plot
500 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 4.1% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$361K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$5,305/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$640/night
50% ($320)Brixfox estimate($640/night)200% ($1279)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$63,666
Airbnb data$640/night · 41% occupancy
Rental income
$640/night · 41% occ.
$95,118
Running costs (20%)
Utilities, cleaning, maintenance
-$19,024
Income tax (10%)
Indonesian rental income tax
-$9,512
Property tax
Annual property tax
-$2,917
Net income
3.8% ROI
$63,666

Long-Term Rental

Yearly income
$69,006
50 comps
Rental income
$10,361/mo
$99,468
Agency fee (10%)
Finder's fee per tenant
-$9,947
Vacancy (~8%)
1.5mo gap per tenancy
-$7,651
Income tax (10%)
Indonesian rental income tax
-$9,947
Property tax
Annual property tax
-$2,917
Net income
4.1% ROI
$69,006

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

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$9.7M$7.3M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.0M
+22%
Rental Income
+$338K
Total Position
$2.4M
+42%
7.3%/yr
Year 10
Capital Value
$2.5M
+48%
Rental Income
+$730K
Total Position
$3.2M
+92%
6.7%/yr
Year 20
Capital Value
$3.7M
+119%
Rental Income
+$1.7M
Total Position
$5.4M
+222%
6.0%/yr
Year 30
Capital Value
$5.4M
+224%
Rental Income
+$3.0M
Total Position
$8.4M
+406%
5.6%/yr

Location

Bali

Umalas, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$640 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $640 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.8%
$3,843/mo
40% occ.
3.7%
$5,205/mo
current
41% occ.
3.8%
$5,305/mo
current
51% occ.
4.8%
$6,667/mo

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.