Brand new Premium 4 Bedroom Villa for Sale Leasehold in Umalas Bali - RF3871

Brand new Premium 4 Bedroom Villa for Sale Leasehold in Umalas Bali - RF3871

Umalas, Bali

$461k

Price

8.5%

ROI

4

Bedrooms

32%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 378 m²
Build: 262 m²
Est. Revenue: $57k/yr
Avg Nightly Rate: $491

Investment Analysis

Nestled in the tranquil neighborhood of Umalas, this modern two-story villa offers a perfect blend of luxury and convenience, just a 15-minute drive from Batu B...

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Bali Home Immo
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Brand new Premium 4 Bedroom Villa for Sale Leasehold in Umalas Bali - RF3871

Umalas · Umalas · Ref BF-131603 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$461,250
View original listing
Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
262 m²
Land
378 m²
True net yield
4.3%
≈ $3,282/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 57 · B
24 yrs left on lease
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)
$491/night
50% ($246)Brixfox estimate($491/night)200% ($983)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$39,386
Airbnb data$491/night · 32% occupancy
Rental income
$491/night · 32% occ.
$57,419
Running costs (20%)
Utilities, cleaning, maintenance
-$11,484
Income tax (10%)
Indonesian rental income tax
-$5,742
Property tax
Annual property tax
-$807
Net income
8.5% ROI
$39,386

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$461,250
Lease transfer & notarial admin (~1%)$4,613
Notary & registration$1,800
Legal / due diligence$4,613
Total acquisition costs$11,026
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,550
($0–$13,100)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$528,926

Gross yield (asking)

12.4%

True gross yield (all-in)

10.9%

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

Leasehold with 24 years remaining.

$1.6M$1.2M$780K$390K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $461KPeak 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 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
$424K
-8%
19 years remaining
Rental Income
+$209K
Total Position
$633K
+37%
6.5%/yr
Year 10
Capital Value
$285K
-38%
14 years remaining
Rental Income
+$452K
Total Position
$737K
+60%
4.8%/yr
Year 15
Capital Value
$140K
-70%
9 years remaining
Rental Income
+$733K
Total Position
$873K
+89%
4.3%/yr
Year 20
Capital Value
$38K
-92%
4 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+138%
4.4%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$491 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
378 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $491 — 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 32% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.0%
$3,072/mo
40% occ.
10.7%
$4,118/mo
32% occ.
8.5%
$3,282/mo
current
42% occ.
11.3%
$4,328/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.