Stylish Boho Chic Villa in the heart of Umalas

Stylish Boho Chic Villa in the heart of Umalas

Bali, Bali

$332k

Price

9.0%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 275 m²
Build: 153 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $253

Investment Analysis

Located in the heart of Umalas, this stylish Boho Chic villa sits on 2.75 Are of land with a 153 sqm building, offering a relaxed lifestyle just minutes from popular cafés, restaurants, vibrant local markets, and key lifestyle destinations between Canggu and Seminyak.

Propertia
Bali / Umalas - Bumbak

Stylish Boho Chic Villa in the heart of Umalas

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
153 m²
Land Plot
275 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.0% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$27K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.7%
$2,673/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$253/night
50% ($127)Brixfox estimate($253/night)200% ($506)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$32,073
Airbnb data$253/night · 51% occupancy
Rental income
$253/night · 51% occ.
$46,649
Running costs (20%)
Utilities, cleaning, maintenance
-$9,330
Income tax (10%)
Indonesian rental income tax
-$4,665
Property tax
Annual property tax
-$581
Net income
9.7% ROI
$32,073

Long-Term Rental

Yearly income
$33,370
50 comps
Rental income
$4,891/mo
$46,953
Agency fee (10%)
Finder's fee per tenant
-$4,695
Vacancy (~8%)
1.5mo gap per tenancy
-$3,612
Income tax (10%)
Indonesian rental income tax
-$4,695
Property tax
Annual property tax
-$581
Net income
10.0% ROI
$33,370

Long-term rental earns more with lower risk and less effort.

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$332,099
BPHTB (freehold transfer tax)$16,605
Notary & registration$1,800
Legal / due diligence$3,321
Total acquisition costs$21,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,825
($0–$7,650)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$400,550

Gross yield (asking)

14.0%

True gross yield (all-in)

11.6%

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 24 years remaining.

$1.3M$952K$635K$317K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $332KPeak Capital Value: NowPaid 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 10: 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
$305K
-8%
19 years remaining
Rental Income
+$170K
Total Position
$476K
+43%
7.4%/yr
Year 10
Capital Value
$205K
-38%
14 years remaining
Rental Income
+$368K
Total Position
$573K
+73%
5.6%/yr
Year 15
Capital Value
$101K
-70%
9 years remaining
Rental Income
+$597K
Total Position
$698K
+110%
5.1%/yr
Year 20
Capital Value
$28K
-92%
4 years remaining
Rental Income
+$862K
Total Position
$889K
+168%
5.0%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$253 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
275 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $253 — 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 51% — 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

31% occ.
5.8%
$1,595/mo
41% occ.
7.7%
$2,134/mo
51% occ.
9.7%
$2,673/mo
current
61% occ.
11.6%
$3,212/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.