READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1710

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1710

Bali, Bali

$399k

Price

7.7%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 212 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $247

Investment Analysis

Located in the desirable neighborhood of Umalas, this villa is just a 7-minute drive to Berawa Beach, Atlas Beach Club, and Finns Beach Club. The area is surrounded by cafes and restaurants, and us near to 3 international.l schools offering a vibrant and convenient lifestyle This 3 bedroom villa features a private outdoor living area on the first floor, complete with a private swimming pool and lounge chairs, offering a perfect spot for sunbathing and relaxation. On the second floor, you’ll find a rooftop space designed for added enjoyment In addition to the private spaces, there is a large shared outdoor area for residents to enjoy, which includes a gym, a public swimming pool, and a kid-friendly playground. The expansive, pet-friendly environment ensures your pets have plenty of space to roam freely. For an extra touch of luxury, the property offers a restaurant and a spa, where you can indulge in rejuvenating treatments such as massages.

Bali Exception
Bali / Umalas

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1710

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
212 m²
Land Plot
200 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.1% net return annually.

Go to Source via Bali Exception

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$74K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$2,687/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$247/night
50% ($123)Brixfox estimate($247/night)200% ($493)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$32,241
Airbnb data$247/night · 52% occupancy
Rental income
$247/night · 52% occ.
$47,057
Running costs (20%)
Utilities, cleaning, maintenance
-$9,411
Income tax (10%)
Indonesian rental income tax
-$4,706
Property tax
Annual property tax
-$698
Net income
8.1% ROI
$32,241

Long-Term Rental

Yearly income
$26,270
50 comps
Rental income
$3,885/mo
$37,296
Agency fee (10%)
Finder's fee per tenant
-$3,730
Vacancy (~8%)
1.5mo gap per tenancy
-$2,869
Income tax (10%)
Indonesian rental income tax
-$3,730
Property tax
Annual property tax
-$698
Net income
6.6% ROI
$26,270

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.1M$849K$566K$283K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $399KPeak 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 11: 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
$325K
-18%
17 years remaining
Rental Income
+$171K
Total Position
$497K
+24%
4.5%/yr
Year 10
Capital Value
$199K
-50%
12 years remaining
Rental Income
+$370K
Total Position
$568K
+42%
3.6%/yr
Year 15
Capital Value
$84K
-79%
7 years remaining
Rental Income
+$600K
Total Position
$684K
+71%
3.7%/yr
Year 20
Capital Value
$18K
-96%
2 years remaining
Rental Income
+$866K
Total Position
$884K
+122%
4.1%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$247 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 8.1% — outperforms most Bali villas
Premium nightly rate of $247 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
4.9%
$1,637/mo
42% occ.
6.5%
$2,162/mo
52% occ.
8.1%
$2,687/mo
current
62% occ.
9.7%
$3,212/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.