Modern Tropical 3 bedroom Villa for sale in Umalas - RF11623B
- 81% above cost to reproduce · 19% above the Umalas median for 3-bedroom villas
- 26-year lease · -0.2% after lease amortisation
This Umalas villa offers a 3.6% net yield based on a deep set of consistent comparables, representing a weak case for remote investors.
WhyHide
- •The 3.6% net yield outperforms the long-term let alternative which projects at 3.4% net.
- •A high confidence level supports the yield projection based on a deep, consistent set of comparables.
- •The property has been on the market for only 1 months with an all-in acquisition cost of $428,591.
- •The asking price sits 81% above the cost to reproduce the villa's land and construction.
- •The 26 years remaining on the leasehold means the asset has no resale value at the end of the term.
- •Occupancy is projected at 29% and the zoning for the property has not been checked.
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 29 Oct 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 29% of nights, and it asks $351/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.
Cost to reproduce & the long-term-let alternative
The two are within 0.3 points of each other on net yield.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
Where it sits, and who confirms it
Location
Pin under reviewUmalas
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Independently Verified
Cross-checked across 3 platforms
Map pin under review
Independent listings for this property place it about 278 m from where the agency's pin sits, on Jl. Umalas 1, 80361 Kerobokan, Indonesia. We are re-checking; treat the map as approximate for now.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
Score, and what could go wrong
Brixfox Score
Consider carefully. Returns are below market average for this price point.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| Expected | 29% | $15,236 | 3.6% |
| +1 pts occupancy | 30% | $15,884 | 3.7% |
| +10 pts occupancy | 39% | $20,772 | 4.8% |
| +11 pts occupancy | 40% | $21,420 | 5.0% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
Ask Brixfox about this property
Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This Umalas villa offers a 3.6% net yield based on a deep set of consistent comparables, representing a weak case for remote investors.
- •The 3.6% net yield outperforms the long-term let alternative which projects at 3.4% net.
- •A high confidence level supports the yield projection based on a deep, consistent set of comparables.
- •The property has been on the market for only 1 months with an all-in acquisition cost of $428,591.
- •The asking price sits 81% above the cost to reproduce the villa's land and construction.
- •The 26 years remaining on the leasehold means the asset has no resale value at the end of the term.
- •Occupancy is projected at 29% and the zoning for the property has not been checked.
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Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
Interested in this property?
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.