Luxurious Five Bedrooms Villa Retreat for Lease in Umalas
- 63% below the Umalas median for 5-bedroom villas
- 9-year lease · -5.3% after lease amortisation
A five-bedroom Umalas villa offering a 5.8% net yield on the all-in cost, modelled from 95 nearby Airbnb comparables, but only 9 years of leasehold remain.
WhyHide
- •Net yield of 5.8% on the all-in cost of $372,898, fully managed after local costs and tax
- •High-confidence basis: 95 nearby Airbnb comparables, described as a deep, consistent set
- •Sits in Bali's tourism (pink) zone, where short-term holiday rental is permitted
- •Leasehold with only 9 years remaining; the villa returns to the landowner at lease end, no resale value
- •Occupancy modelled at 53%, below full capacity, against an average daily rate of $253
- •On the market for 5 months with no recorded price move, alongside a Brixfox score of 64/100
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 10 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
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Recently it was booked 35% of nights, and it asks $270/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.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.
Cost to reproduce & the long-term-let alternative
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
Surroundings confirmedUmalas
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Independently Verified
Cross-checked across 1 platform
Location corroborated
An independent listing places this property within about 143 m of the agency's pin. This confirms the surroundings, not the exact address.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
Score, and what could go wrong
Brixfox Score
The 9-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
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 33% | $13,211 | 3.5% |
| -10 pts occupancy | 43% | $17,363 | 4.7% |
| Expected | 53% | $21,514 | 5.8% |
| +10 pts occupancy | 63% | $25,666 | 6.9% |
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 five-bedroom Umalas villa offering a 5.8% net yield on the all-in cost, modelled from 95 nearby Airbnb comparables, but only 9 years of leasehold remain.
- •Net yield of 5.8% on the all-in cost of $372,898, fully managed after local costs and tax
- •High-confidence basis: 95 nearby Airbnb comparables, described as a deep, consistent set
- •Sits in Bali's tourism (pink) zone, where short-term holiday rental is permitted
- •Leasehold with only 9 years remaining; the villa returns to the landowner at lease end, no resale value
- •Occupancy modelled at 53%, below full capacity, against an average daily rate of $253
- •On the market for 5 months with no recorded price move, alongside a Brixfox score of 64/100
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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.