Brand New 3 Bedroom Villa for Sale and Rental in Bali Near Umalas - Rf3565

Brand New 3 Bedroom Villa for Sale and Rental in Bali Near Umalas - Rf3565

Umalas, Bali

$303k

Price

8.0%

ROI

3

Bedrooms

35%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 136 m²
Build: 160 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $277

Investment Analysis

Nestled in the peaceful residential enclave of Umalas, this exquisite villa offers an ideal blend of modern luxury and serene living. Situated just a short 15-m...

3-bedroom freehold villa in Umalas — photo 1 of 5
Bali Home Immo
3-bedroom freehold villa in Umalas — photo 2 of 5
3-bedroom freehold villa in Umalas — photo 3 of 5
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Brand New 3 Bedroom Villa for Sale and Rental in Bali Near Umalas - Rf3565

Umalas · Umalas · Ref BF-131491 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$303,195
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
160 m²
Land
136 m²
True net yield
3.7%
≈ $2,012/mo net after costs & tax
5-yr total return (net + appreciation)
12.3% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 66 · B+
Modelled from Airbnb listings we track across Umalas — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Umalas

Umalas, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$277/night
50% ($139)Brixfox estimate($277/night)200% ($554)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$24,140
Airbnb data$277/night · 35% occupancy
Rental income
$277/night · 35% occ.
$35,243
Running costs (20%)
Utilities, cleaning, maintenance
-$7,049
Income tax (10%)
Indonesian rental income tax
-$3,524
Property tax
Annual property tax
-$531
Net income
8.0% ROI
$24,140

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$303,195
BPHTB (freehold transfer tax)$15,160
Notary & registration$1,800
Legal / due diligence$3,032
Total acquisition costs$19,992
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$20,800
($12,800–$28,800)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,500
All-in investment$370,487

Gross yield (asking)

11.6%

True gross yield (all-in)

9.5%

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

Freehold — 4%/yr appreciation in Umalas.

$2.5M$1.8M$1.2M$613K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $303K
Capital appreciation
Property value growing at +4%/yr based on Umalas 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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$369K
+22%
Rental Income
+$128K
Total Position
$497K
+64%
10.4%/yr
Year 10
Capital Value
$449K
+48%
Rental Income
+$277K
Total Position
$726K
+139%
9.1%/yr
Year 20
Capital Value
$664K
+119%
Rental Income
+$649K
Total Position
$1.3M
+333%
7.6%/yr
Year 30
Capital Value
$983K
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+603%
6.7%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
8.0% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$277 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
136 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $277 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 35% — 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.
6.8%
$1,726/mo
40% occ.
9.2%
$2,316/mo
35% occ.
8.0%
$2,012/mo
current
45% occ.
10.3%
$2,602/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.