PRIME LOCATION 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1992

PRIME LOCATION 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1992

Bali, Bali

$525k

Price

6.8%

ROI

4

Bedrooms

52%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 446 m²
Build: 220 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $385

Investment Analysis

Nestled in the heart of Umalas, this stunning villa offers a perfect blend of tranquility and convenience. Surrounded by trendy cafes, international schools, and boutique shops, it also provides easy access to vibrant hotspots like Berawa and Seminyak.Designed for comfort and style, the villa features four spacious bedrooms, each with its own ensuite bathroom, including a luxurious bathtub in the master suite. The high-ceiling living area is thoughtfully designed and fully furnished with elegant wooden details. At the heart of the villa is its expansive living space, which includes a fully equipped kitchen and a generous dining area, perfect for gatherings and family moments. The outdoor 40 sqm pool area is complemented by comfortable lounge chairs, creating the perfect space to soak up the Bali sun during the day or relax in the refreshing evening breeze. This villa is a rare gem in one of Bali’s most sought-after neighborhoods, offering a perfect blend of comfort, convenience, and tropical elegance in the heart of Umalas.

Bali Exception
Bali / Umalas
Long Lease

PRIME LOCATION 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1992

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
220 m²
Land Plot
446 m²
Tenure
Lease 42yr
Yield Curve Status

Grade B+ investment — short-term rental yields 9.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$84K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$4,209/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$385/night
50% ($193)Brixfox estimate($385/night)200% ($770)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$50,509
Airbnb data$385/night · 52% occupancy
Rental income
$385/night · 52% occ.
$73,468
Running costs (20%)
Utilities, cleaning, maintenance
-$14,694
Income tax (10%)
Indonesian rental income tax
-$7,347
Property tax
Annual property tax
-$919
Net income
9.6% ROI
$50,509

Long-Term Rental

Yearly income
$35,951
50 comps
Rental income
$5,312/mo
$50,991
Agency fee (10%)
Finder's fee per tenant
-$5,099
Vacancy (~8%)
1.5mo gap per tenancy
-$3,922
Income tax (10%)
Indonesian rental income tax
-$5,099
Property tax
Annual property tax
-$919
Net income
6.8% ROI
$35,951

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 42 years remaining.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $525KPeak Capital Value: Yr 17 ($781K)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 10: 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
$609K
+16%
37 years remaining
Rental Income
+$268K
Total Position
$877K
+67%
10.8%/yr
Year 10
Capital Value
$706K
+34%
32 years remaining
Rental Income
+$579K
Total Position
$1.3M
+145%
9.4%/yr
Year 15
Capital Value
$769K
+46%
27 years remaining
Rental Income
+$939K
Total Position
$1.7M
+225%
8.2%/yr
Year 20
Capital Value
$768K
+46%
22 years remaining
Rental Income
+$1.4M
Total Position
$2.1M
+305%
7.2%/yr

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.6% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$385 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
446 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
42 years remaining on lease

Top Highlights

High rental yield at 9.6% — outperforms most Bali villas
Premium nightly rate of $385 — 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 52% — 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

32% occ.
5.9%
$2,570/mo
42% occ.
7.7%
$3,389/mo
52% occ.
9.6%
$4,209/mo
current
62% occ.
11.5%
$5,029/mo

Lease Timeline

42 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.