TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-911

TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-911

Bali, Bali

$365k

Price

6.4%

ROI

3

Bedrooms

44%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 225.07 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $269

Investment Analysis

Discover Your Dream Villa in Umalas Nestled in the serene enclave of Umalas, this villa offers more than just a home; it promises a lifestyle of unparalleled tranquility. Just an 8-minute ride on a motorbike transports you from the peaceful surroundings to the vibrant energy of Batu Bolong. Additionally, this villa is conveniently located near the French school in Umalas and is just a short drive to the Seminyak area. Surrounded by esteemed cafes and restaurants, this villa epitomizes modern tropical living at its finest. Boasting a generous land size of 250 square meters and a spacious build of 225.07 square meters, it features 3 bedrooms, 3 bathrooms, a sprawling living area, a kitchen, and a chic dining space. But what truly sets this property apart is its exquisite design, coveted location, and the promise of a highly lucrative investment opportunity.

Bali Exception
Bali / Umalas

TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-911

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
225.07 m²
Land Plot
250 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B investment — short-term rental yields 8.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$11K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$2,499/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$269/night
50% ($135)Brixfox estimate($269/night)200% ($539)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$29,983
Airbnb data$269/night · 44% occupancy
Rental income
$269/night · 44% occ.
$43,746
Running costs (20%)
Utilities, cleaning, maintenance
-$8,749
Income tax (10%)
Indonesian rental income tax
-$4,375
Property tax
Annual property tax
-$639
Net income
8.2% ROI
$29,983

Long-Term Rental

Yearly income
$19,478
50 comps
Rental income
$2,898/mo
$27,821
Agency fee (10%)
Finder's fee per tenant
-$2,782
Vacancy (~8%)
1.5mo gap per tenancy
-$2,140
Income tax (10%)
Indonesian rental income tax
-$2,782
Property tax
Annual property tax
-$639
Net income
5.3% ROI
$19,478

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.6M$1.2M$780K$390K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $365KPeak Capital Value: Yr 4 ($377K)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 11: 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
$376K
+3%
24 years remaining
Rental Income
+$159K
Total Position
$535K
+47%
7.9%/yr
Year 10
Capital Value
$345K
-5%
19 years remaining
Rental Income
+$344K
Total Position
$689K
+89%
6.6%/yr
Year 15
Capital Value
$232K
-36%
14 years remaining
Rental Income
+$558K
Total Position
$790K
+116%
5.3%/yr
Year 20
Capital Value
$114K
-69%
9 years remaining
Rental Income
+$806K
Total Position
$920K
+152%
4.7%/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
Strong
8.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$269 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 8.2% — outperforms most Bali villas
Premium nightly rate of $269 — 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
Occupancy at 44% — 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.
5.5%
$1,668/mo
40% occ.
7.4%
$2,242/mo
44% occ.
8.2%
$2,499/mo
current
54% occ.
10.1%
$3,072/mo

Lease Timeline

29 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.