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 A investment — short-term rental yields 6.1% net return annually.

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The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+9.3%
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
6.1%
$2,689/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$297/night
50% ($148)Brixfox estimate($297/night)200% ($593)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$32,266
Airbnb data$297/night · 69% occupancy
Rental income
$297/night · 69% occ.
$47,407
Running costs (20%)
Utilities, cleaning, maintenance
-$9,481
Income tax (10%)
Indonesian rental income tax
-$4,741
Property tax
Annual property tax
-$919
Net income
6.1% ROI
$32,266

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 42 years remaining.

$3.0M$2.3M$1.5M$761K$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 14: 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
+$171K
Total Position
$780K
+49%
8.2%/yr
Year 10
Capital Value
$706K
+34%
32 years remaining
Rental Income
+$370K
Total Position
$1.1M
+105%
7.4%/yr
Year 15
Capital Value
$769K
+46%
27 years remaining
Rental Income
+$600K
Total Position
$1.4M
+161%
6.6%/yr
Year 20
Capital Value
$768K
+46%
22 years remaining
Rental Income
+$867K
Total Position
$1.6M
+211%
5.8%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$297 per night
Size & Space
Good
446 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
42 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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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.