READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2665

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2665

Umalas, Bali

$315k

Price

14.1%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 165 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $373

Investment Analysis

This Villa BE-2665 located in Bumbak is for sale with Leasehold ownership for EUR268,000, IDR5,316,255,000

Bali Exception
Umalas / Umalas

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2665

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
0 m²
Land Plot
165 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 15.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+19.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$68K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.0%
$3,932/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.7 yr
Rental only

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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Nightly Rate (ADR)
$373/night
50% ($187)Brixfox estimate($373/night)200% ($746)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$47,183
Airbnb data$373/night · 50% occupancy
Rental income
$373/night · 50% occ.
$68,192
Running costs (20%)
Utilities, cleaning, maintenance
-$13,638
Income tax (10%)
Indonesian rental income tax
-$6,819
Property tax
Annual property tax
-$551
Net income
15.0% ROI
$47,183

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$315,000
BPHTB (freehold transfer tax)$15,750
Notary & registration$1,800
Legal / due diligence$3,150
Total acquisition costs$20,700
RenovationMove-in ready
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$378,600

Gross yield (asking)

21.6%

True gross yield (all-in)

18.0%

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

Freehold — 4%/yr appreciation in Umalas.

$3.8M$2.8M$1.9M$939K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
Capital appreciation
Property value growing at +4%/yr based on Umalas market trends.
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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$383K
+22%
Rental Income
+$251K
Total Position
$634K
+101%
15.0%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$541K
Total Position
$1.0M
+220%
12.3%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$1.3M
Total Position
$2.0M
+522%
9.6%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$2.2M
Total Position
$3.3M
+937%
8.1%/yr

Location

Umalas

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$373 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
165 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.0% — outperforms most villas in this market
Premium nightly rate of $373 — 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 50% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.9%
$2,343/mo
40% occ.
12.0%
$3,138/mo
50% occ.
15.0%
$3,932/mo
current
60% occ.
18.0%
$4,727/mo

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.