Modern 3 Bedroom Villa for Sale Leasehold in Bali Umalas - RF8747B
- 254% above cost to reproduce · 55% above the Umalas median for 3-bedroom villas
- 23-year lease · -1.6% after lease amortisation
This Umalas villa provides a 2.7% net yield based on 97 nearby Airbnb comparables, resulting in a 54/100 score.
WhyHide
- •The 2.7% net yield is backed by high confidence data from 97 nearby Airbnb comparables (modelled).
- •Short-term letting projects 0.3 points above the 2.4% net yield of a long-term let alternative.
- •The 23-year leasehold has no resale value at the end as the villa returns to the landowner.
- •The asking price is 254% above the cost to reproduce the villa's land and construction.
- •Zoning has not been checked and no Airbnb listing matched the property.
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 11 Nov 2026.
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
What it earns, what it costs to own, and the net yield
No Airbnb match on file
We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
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.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.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.
Cost to reproduce & the long-term-let alternative
The two are within 0.3 points of each other on net yield.
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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Where it sits, and who confirms it
Location
Agency pin · unverifiedUmalas
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Score, and what could go wrong
Brixfox Score
Consider carefully. Returns are below market average for this price point.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 46% | $10,111 | 1.8% |
| -10 pts occupancy | 56% | $12,517 | 2.2% |
| Expected | 66% | $14,923 | 2.7% |
| +10 pts occupancy | 76% | $17,330 | 3.1% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This Umalas villa provides a 2.7% net yield based on 97 nearby Airbnb comparables, resulting in a 54/100 score.
- •The 2.7% net yield is backed by high confidence data from 97 nearby Airbnb comparables (modelled).
- •Short-term letting projects 0.3 points above the 2.4% net yield of a long-term let alternative.
- •The 23-year leasehold has no resale value at the end as the villa returns to the landowner.
- •The asking price is 254% above the cost to reproduce the villa's land and construction.
- •Zoning has not been checked and no Airbnb listing matched the property.
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- A visit with a fixed checklist: condition, build quality, damp, noise, access, the neighbours, and what differs from the listing photos
- 40+ photos of the villa as it is today
- A ten-minute walkthrough video
- A short written conclusion
Due Diligence Pack
The Villa Check plus the papers, reviewed by a notary (PPAT). Notary fee included.
Delivered within 10 working days
- Everything in the Villa Check
- The land certificate (SHM / HGB / lease deed)
- The lease term and its extension clause
- The building permit (PBG / IMB)
- The zoning — pink zone read by Brixfox and checked on site
- The PBB (land and building tax) status
- The seller's authority to sell and identity
- Any encumbrances or attachments on the land
- A written notary report: what checks out, what is missing, what is a dealbreaker
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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.