PRIME LOCATION 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2102

PRIME LOCATION 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2102

Umalas, Bali

$404k

Price

8.3%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 400 m²
Build: 197 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $267

Investment Analysis

This Villa BE-2102 located in Bumbak is for sale with Leasehold ownership for EUR377,212, IDR7,200,000,000

Bali Exception
Umalas / Umalas

PRIME LOCATION 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2102

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
197 m²
Land Plot
400 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 8.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$33K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$2,806/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.0 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$267/night
50% ($134)Brixfox estimate($267/night)200% ($535)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$33,668
Airbnb data$267/night · 50% occupancy
Rental income
$267/night · 50% occ.
$49,107
Running costs (20%)
Utilities, cleaning, maintenance
-$9,821
Income tax (10%)
Indonesian rental income tax
-$4,911
Property tax
Annual property tax
-$707
Net income
8.3% ROI
$33,668

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$403,993
BPHTB (freehold transfer tax)$20,200
Notary & registration$1,800
Legal / due diligence$4,040
Total acquisition costs$26,040
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,925
($0–$9,850)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$477,858

Gross yield (asking)

12.2%

True gross yield (all-in)

10.3%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.3M$1000K$666K$333K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $404KPeak 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
$371K
-8%
19 years remaining
Rental Income
+$179K
Total Position
$550K
+36%
6.4%/yr
Year 10
Capital Value
$250K
-38%
14 years remaining
Rental Income
+$386K
Total Position
$636K
+57%
4.6%/yr
Year 15
Capital Value
$123K
-70%
9 years remaining
Rental Income
+$626K
Total Position
$749K
+85%
4.2%/yr
Year 20
Capital Value
$34K
-92%
4 years remaining
Rental Income
+$905K
Total Position
$938K
+132%
4.3%/yr

Location

Umalas

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$267 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $267 — 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
Occupancy at 50% — 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

30% occ.
5.0%
$1,667/mo
40% occ.
6.6%
$2,236/mo
50% occ.
8.3%
$2,806/mo
current
60% occ.
10.0%
$3,375/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.