Spacious Villa Leasehold in Umalas Bali
- 19.6-year lease · -3.6% after lease amortisation
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
No Airbnb match on file
We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
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
Agency pin · unverifiedUmalas
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Score, and what could go wrong
Brixfox Score
Strong income today, but the 19.6-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 50% | $7,541 | 1.0% |
| -10 pts occupancy | 60% | $9,312 | 1.2% |
| Expected | 70% | $11,082 | 1.5% |
| +10 pts occupancy | 80% | $12,853 | 1.7% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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Have it checked on site before you fly
Buying from abroad? Someone on Bali visits this villa for you before you commit — the photos, the video and the notary's findings arrive in your Brixfox account, next to our numbers, so you decide on evidence rather than on a brochure.
Villa Check
Someone from the team on Bali visits the villa for you.
Delivered within 5 working days
- A visit with a fixed checklist: condition, build quality, damp, noise, access, the neighbours, and what differs from the listing photos
- 40+ photos of the villa as it is today
- A ten-minute walkthrough video
- A short written conclusion
Due Diligence Pack
The Villa Check plus the papers, reviewed by a notary (PPAT). Notary fee included.
Delivered within 10 working days
- Everything in the Villa Check
- The land certificate (SHM / HGB / lease deed)
- The lease term and its extension clause
- The building permit (PBG / IMB)
- The zoning — pink zone read by Brixfox and checked on site
- The PBB (land and building tax) status
- The seller's authority to sell and identity
- Any encumbrances or attachments on the land
- A written notary report: what checks out, what is missing, what is a dealbreaker
Already ordered a Villa Check on this villa? Its price comes off the pack.
If the visit cannot take place — the villa is sold or withdrawn, or access is refused — the order is cancelled and refunded in full. The visit is carried out by Villas of Bali; the papers in the Due Diligence Pack are reviewed by an independent PPAT notary, under the notary's own name and responsibility. Brixfox gives no legal advice and no advice on ownership structures.
Take the numbers with you, or talk to the agent
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
Interested in this property?
Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.
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.