Turnkey Family 4 Bedroom Villa for sale in Umalas Bali
- 6% below cost to reproduce · 15% below the Umalas median for 4-bedroom villas
A 4-bed Umalas villa priced 6% below reproduction cost nets just 2.3% (fully managed, on all-in cost), based on 92 nearby Airbnb comparables with high confidence — a mixed case.
WhyHide
- •Priced 6% below the cost to reproduce the land and construction
- •Gross yield on all-in cost of 6.6%, from projected annual revenue of $34,954
- •Net yield basis is 92 nearby Airbnb comparables (modelled), confidence rated high
- •Net yield of 2.3% is well below the 4.3% net available via long-term letting
- •Occupancy assumed at 61% with an average daily rate of $157
- •Asking price was cut 6.2% on 25 Oct 2026 and the villa has been on market 4 months
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.
Freehold title (Hak Milik) cannot be held by a foreigner, and a nominee arrangement is void, so these costs assume the lawful route: a foreign-owned company (PT PMA) that holds the land as HGB, a 30-year right that is extendable and renewable. The purchase costs include the company setup and the title conversion; the yearly costs include the company's tax filing and investment reporting. A PT PMA also needs an approved investment plan (IDR 10bn, IDR 2.5bn paid up), which is capital rather than a cost and is not charged here. Whether a PT PMA letting a villa pays PPh 4(2) on rent or corporate income tax on profit is unconfirmed: this page uses the same tax as a leasehold so the two compare on one basis; confirm it with an accountant.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.Cost to reproduce & the long-term-let alternative
Long-term letting projected to outperform short-term by 2.0 points.
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 | 41% | $7,218 | 1.4% |
| -10 pts occupancy | 51% | $9,793 | 1.8% |
| Expected | 61% | $12,367 | 2.3% |
| +10 pts occupancy | 71% | $14,941 | 2.8% |
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.
A 4-bed Umalas villa priced 6% below reproduction cost nets just 2.3% (fully managed, on all-in cost), based on 92 nearby Airbnb comparables with high confidence — a mixed case.
- •Priced 6% below the cost to reproduce the land and construction
- •Gross yield on all-in cost of 6.6%, from projected annual revenue of $34,954
- •Net yield basis is 92 nearby Airbnb comparables (modelled), confidence rated high
- •Net yield of 2.3% is well below the 4.3% net available via long-term letting
- •Occupancy assumed at 61% with an average daily rate of $157
- •Asking price was cut 6.2% on 25 Oct 2026 and the villa has been on market 4 months
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- Everything in the Villa Check
- The land certificate (SHM / HGB / lease deed)
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- The building permit (PBG / IMB)
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- The PBB (land and building tax) status
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- Any encumbrances or attachments on the land
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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.