Charming 1-Bedroom Loft Villa for Sale in Umalas

Charming 1-Bedroom Loft Villa for Sale in Umalas

Umalas, Bali

$157k

Price

1

Bedrooms

67%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 71 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $72

Cost to reproduce & long-term let

Long-term rental alternative: ~$10k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Umalas

  • Expected occupancy of 67% compares with a 66% median across 453 tracked Umalas villas.
  • Its expected nightly rate of $72 sits below the Umalas median of $131.
  • Brixfox ranks its projected net yield in the top 25% of the 450 live Umalas listings it tracks.
How Brixfox computes these figures

Investment Analysis

Nestled in the tranquil heart of Umalas, this stunning 1-bedroom villa offers a perfect blend of contemporary design and comfort. With its unique mezzanine layo...

Price
$157,395
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1-bedroom leasehold villa in Umalas — photo 1 of 5
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Charming 1-Bedroom Loft Villa for Sale in Umalas

Umalas · Ref BF-132940Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$157,395
Listed 149 days ago
Net yield
4.7%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 24 yrs, with no resale value
Inquire about this property
  • 1% above the Umalas median for 1-bedroom villas
  • 24-year lease · 0.5% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

A 1-bedroom Umalas loft villa projecting a 4.7% net yield based on 93 nearby Airbnb comparables, with an all-in acquisition cost of $163,499.

Why
Strengths
  • •The 4.7% net yield is supported by a high confidence level from 93 nearby Airbnb comparables.
  • •Located in the tourism (pink) zone, where short-term holiday rental is permitted.
  • •Short-term rental projects a 4.7% net yield, which is 0.9 points above the long-term let alternative.
Risks
  • •The leasehold has 24 years remaining, after which the villa returns to the landowner with no resale value.
  • •The property has been on the market for 4 months with no recorded move in the $157,395 asking price.
  • •No matching Airbnb listing exists for this villa to verify its specific historical performance.

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 12 Nov 2026.

Want this analysis as an underwriting report (PDF)?

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

Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Land
71 m²
Brixfox Score 77 · B+· top 50% Leasehold · 24 yrs leftFinancial analysis ↓
Short lease — 24 yrs left. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 24 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
4.7%
$7,666 net operating income /yr
Gross yield · all-in basis
10.8%
−6.1 pts in operating costs & local taxes
After lease amortisation:0.5%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 21.3 of 24 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Umalas — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

42%booked
—rating
0reviews
$85asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Recently it was booked 42% of nights, and it asks $85/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 stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

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.
Expected ADR
$72
Expected booked rate (market-calibrated)
Expected occupancy
67%
Full-year estimate, market-calibrated
Projected annual revenue
$17,646
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

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.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.9% of price, auto-calculated
$2,956
PPAT notary (lease deed)$1,574
Legal due diligence$1,382
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$163,499
+3.9% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$17,646
Rental management
−$3,529
Booking channel fees
−$882
Utilities
−$882
Cleaning & laundry
−$882
Maintenance & repairs
−$882
Insurance
−$529
Guest supplies & consumables
−$353
Property tax (PBB)
−$275
PPh 4(2) final tax on rent
−$1,765
Net operating income
$7,666/yr
Net yield on all-in investment
4.7%

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.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 24 yrs remaining−$6,812/yr
Net yield after lease amortisation0.5%
Payback vs remaining term21.3 yrs of 24 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$10k/yr gross rent3.8% net yieldMedium confidence

Short-term letting projected to outperform long-term by 0.9 points.

Want this analysis as an underwriting report (PDF)?

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

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Umalas

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

77B+
LocationAverage
Emerging or secondary location
Rental YieldGood
4.7% net yield on all-in cost
OccupancyGood
67% average occupancy
Nightly RateAverage
$72 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceWeak
71 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureGood
24 years remaining on lease
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Secondary location — rental demand may be lower than premium areas
ADR of $72 limits revenue ceiling — consider repositioning potential

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy47%$5,2923.2%
-10 pts occupancy57%$6,4794.0%
Expected67%$7,6654.7%
+10 pts occupancy77%$8,8525.4%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway24 yearsCautionPlan an exit within ~9 years, while resale is still easy.
Payback21.3 yearsfrom net rent at the expected case
Ask Brixfox

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.

Opening read · generated from this listing's data

A 1-bedroom Umalas loft villa projecting a 4.7% net yield based on 93 nearby Airbnb comparables, with an all-in acquisition cost of $163,499.

Strengths
  • •The 4.7% net yield is supported by a high confidence level from 93 nearby Airbnb comparables.
  • •Located in the tourism (pink) zone, where short-term holiday rental is permitted.
  • •Short-term rental projects a 4.7% net yield, which is 0.9 points above the long-term let alternative.
Risks
  • •The leasehold has 24 years remaining, after which the villa returns to the landowner with no resale value.
  • •The property has been on the market for 4 months with no recorded move in the $157,395 asking price.
  • •No matching Airbnb listing exists for this villa to verify its specific historical performance.

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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

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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.