Brand new joglo villa for sale in Umalas

Brand new joglo villa for sale in Umalas

Bali, Bali

$265k

Price

6.8%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 194 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $141

Investment Analysis

This brand new joglo style real estate is located in a quiet and peaceful area of Umalas. This stunning villa features 2 cozy, comfortable and spacious en-suite bedrooms with quality bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing which provides great luxury and comfort at your disposal.

Kibarer
Bali / Umalas

Brand new joglo villa for sale in Umalas

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
194 m²
Land Plot
500 m²
Tenure
Lease 16yr
Yield Curve Status

Grade C+ investment — long-term rental yields 14.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
-1.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-8.6%
-$114K in 5yr (-43%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$1,526/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
14.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$141/night
50% ($71)Brixfox estimate($141/night)200% ($282)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$18,318
Airbnb data$141/night · 52% occupancy
Rental income
$141/night · 52% occ.
$26,831
Running costs (20%)
Utilities, cleaning, maintenance
-$5,366
Income tax (10%)
Indonesian rental income tax
-$2,683
Property tax
Annual property tax
-$464
Net income
6.9% ROI
$18,318

Long-Term Rental

Yearly income
$39,066
50 comps
Rental income
$5,695/mo
$54,669
Agency fee (10%)
Finder's fee per tenant
-$5,467
Vacancy (~8%)
1.5mo gap per tenancy
-$4,205
Income tax (10%)
Indonesian rental income tax
-$5,467
Property tax
Annual property tax
-$464
Net income
14.7% ROI
$39,066

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 16 years remaining.

$425K$318K$212K$106K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $265KPeak Capital Value: NowPaid back
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 13: 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
$151K
-43%
11 years remaining
Rental Income
+$97K
Total Position
$248K
-6%
-1.3%/yr
Year 10
Capital Value
$56K
-79%
6 years remaining
Rental Income
+$210K
Total Position
$266K
+0%
0.0%/yr
Year 15
Capital Value
$8K
-97%
1 years remaining
Rental Income
+$341K
Total Position
$349K
+32%
1.8%/yr
Leasehold Alert
With 16 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 1 years.

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
16 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

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

32% occ.
4.2%
$926/mo
42% occ.
5.6%
$1,226/mo
52% occ.
6.9%
$1,526/mo
current
62% occ.
8.3%
$1,827/mo

Lease Timeline

16 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 1 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.