High End Leasehold Villa in Fashionable Umalas

High End Leasehold Villa in Fashionable Umalas

Bali, Bali

$1.1M

Price

5.2%

ROI

4

Bedrooms

77%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 670 m²
Build: 550 m²
Est. Revenue: $90k/yr
Avg Nightly Rate: $322

Investment Analysis

This Villa is a tropical and modern escape in the heart of Umalas . Just a short drive from Canggu and Seminyak, it is the perfect base for a Bali getaway with 4 spacious en-suite bedrooms, sprawling closed - open plan living areas, a private swimming pool and lush green gardens.

Kibarer
Bali / Umalas

High End Leasehold Villa in Fashionable Umalas

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
550 m²
Land Plot
670 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B investment — long-term rental yields 5.5% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$49K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$5,107/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$322/night
50% ($161)Brixfox estimate($322/night)200% ($645)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$61,280
Airbnb data$322/night · 77% occupancy
Rental income
$322/night · 77% occ.
$90,389
Running costs (20%)
Utilities, cleaning, maintenance
-$18,078
Income tax (10%)
Indonesian rental income tax
-$9,039
Property tax
Annual property tax
-$1,992
Net income
5.4% ROI
$61,280

Long-Term Rental

Yearly income
$63,017
50 comps
Rental income
$9,365/mo
$89,907
Agency fee (10%)
Finder's fee per tenant
-$8,991
Vacancy (~8%)
1.5mo gap per tenancy
-$6,916
Income tax (10%)
Indonesian rental income tax
-$8,991
Property tax
Annual property tax
-$1,992
Net income
5.5% ROI
$63,017

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$3.4M$2.5M$1.7M$838K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 5 ($1.2M)Paid 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 15: 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 5Peak
Capital Value
$1.2M
+4%
25 years remaining
Rental Income
+$325K
Total Position
$1.5M
+33%
5.9%/yr
Year 10
Capital Value
$1.1M
+1%
20 years remaining
Rental Income
+$703K
Total Position
$1.9M
+62%
5.0%/yr
Year 15
Capital Value
$798K
-30%
15 years remaining
Rental Income
+$1.1M
Total Position
$1.9M
+70%
3.6%/yr
Year 20
Capital Value
$411K
-64%
10 years remaining
Rental Income
+$1.6M
Total Position
$2.1M
+81%
3.0%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$322 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
670 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $322 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

57% occ.
3.9%
$3,733/mo
67% occ.
4.7%
$4,420/mo
77% occ.
5.4%
$5,107/mo
current
87% occ.
6.1%
$5,793/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.