Beautiful Turnkey Boutique Homestay for Lease in Umalas

Beautiful Turnkey Boutique Homestay for Lease in Umalas

Umalas, Bali

$225k

Price

8

Bedrooms

49%

Occupancy

9 Bathrooms
Ownership: Leasehold
Land: 800 m²
Build: 584 m²
Avg Nightly Rate: $341

Cost to reproduce & long-term let

Reproducing this villa would cost about $415k — reproducing it would cost about $415k

How it compares in Umalas

  • Expected occupancy of 49% compares with a 66% median across 453 tracked Umalas villas.
  • Its expected nightly rate of $341 sits above the Umalas median of $131.
How Brixfox computes these figures

Investment Analysis

This stunning villa combines the timeless beauty of traditional Javanese architecture with modern comforts, creating a unique sanctuary in the heart of Bali.

Price
$225,232
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8-bedroom leasehold villa in Umalas — photo 1 of 5
Kibarer
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8-bedroom leasehold villa in Umalas — photo 2 of 5
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8-bedroom leasehold villa in Umalas — photo 3 of 5
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8-bedroom leasehold villa in Umalas — photo 4 of 5
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8-bedroom leasehold villa in Umalas — photo 5 of 5
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Beautiful Turnkey Boutique Homestay for Lease in Umalas

Umalas · Ref BF-15376Source · Kibarer · listed 30 May 2026
Asking price · Leasehold
$225,232
Listed 167 days ago · Price cut 16.1% on 16 Aug 2026 was $268,538
The agency's asking-price history
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Ownership
Leasehold
Bedrooms
8
Bathrooms
9
Built area
584 m²
Land
800 m²
Brixfox Score 35 · D Leasehold · 11 yrs leftFinancial analysis ↓
Short lease — 11 yrs left. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 11 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
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Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

0%booked
—rating
0reviews
$45asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Recently it was booked 0% of nights, and it asks $45/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

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.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

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.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.8% of price, auto-calculated
$6,304
Lease transfer & notarial admin (~1%)$2,252
Notary & registration$1,800
Legal fees$2,252
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$290,176
+28.8% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Reproducing this villa would cost about $415kcost ≈ $415kLow confidence

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Umalas

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Verdict

Score, and what could go wrong

Brixfox Score

35D
LocationAverage
Emerging or secondary location
Rental YieldPending
Estimate unavailable
OccupancyAverage
49% average occupancy
Nightly RateStrong
$341 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceStrong
800 m² land area
ZoningAverage
STR zoning not confirmed
TenureWeak
11 years remaining on lease
Premium nightly rate of $341 — positioned in the top tier
Generous 800 m² land — room for expansion or amenities
Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — factor in seasonal gaps

The 11-year lease is very short — the asset amortises to near-zero by lease end, so the headline yield overstates the true return. Only for yield-focused buyers who model the lease write-off, not a passive long-term hold.

Risk & what-if

Lease runway11 yearsIlliquid below 15 yrsResale is hard below 15 years — negotiate an extension or buy for the income.
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On-site check

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Brixfox Buyer Service · carried out by Villas of Bali

Buying from abroad? Someone on Bali visits this villa for you before you commit — the photos, the video and the notary's findings arrive in your Brixfox account, next to our numbers, so you decide on evidence rather than on a brochure.

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If the visit cannot take place — the villa is sold or withdrawn, or access is refused — the order is cancelled and refunded in full. The visit is carried out by Villas of Bali; the papers in the Due Diligence Pack are reviewed by an independent PPAT notary, under the notary's own name and responsibility. Brixfox gives no legal advice and no advice on ownership structures.

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Take the numbers with you, or talk to the agent

Villa Underwriting Report not available here

This listing publishes no net yield right now (its figures are missing or under review), so there is nothing a report could underwrite.

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Source · Kibarer

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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.