Stunning 2 Bedroom Villa for Sale Leasehold in Bali Umalas - RF7645
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
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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Short-Term Rental
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 | $310,575 |
| Lease transfer & notarial admin (~1%) | $3,106 |
| Notary & registration | $1,800 |
| Legal / due diligence | $3,106 |
| Total acquisition costs | $8,012 |
| Renovation (~$25/m², from finish level) Estimated from finish level — luxury finish typically STR-ready. | $4,650 ($0–$9,300) |
| Furnishing & STR launch 2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens. | $33,500 |
| All-in investment | $356,737 |
Gross yield (asking)
8.3%
True gross yield (all-in)
7.2%
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 18 years remaining.
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.
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Conversational analysis — questions about this listing, answered from real data.
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Watch Out
Consider carefully. Returns are below market average for this price point.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
Lease Timeline
Approaching the illiquid zone. Plan your exit within the next 3 years while the property is still easy to sell.
Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.
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.