Off plan 2-Bedroom Villa for Sale in Umalas Bali

Off plan 2-Bedroom Villa for Sale in Umalas Bali

Umalas, Bali

$393k

Price

2

Bedrooms

70%

Occupancy

Ownership: Leasehold
Land: 350 m²
Build: 140 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $117

Cost to reproduce & long-term let

Asking price 96% above cost to reproduce — reproducing it would cost about $201k

Long-term rental alternative: ~$16k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Umalas

  • Expected occupancy of 70% compares with a 66% median across 453 tracked Umalas villas.
  • Its expected nightly rate of $117 sits below the Umalas median of $131.
  • Brixfox ranks its projected net yield in the bottom half of the 450 live Umalas listings it tracks.
How Brixfox computes these figures

Investment Analysis

Introduction Discover a charming tropical villa in Umalas, offering a comfortable living environment in one of Bali’s convenient residential areas. Ideally positioned between Seminyak and Canggu, the property provides easy access to popular cafés, restaurants, lifestyle facilities, and everyday amenities. Set on a generous 350 m² plot, the villa offers approximately 140 m² of building

Price
$392,699
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2-bedroom leasehold villa in Umalas — photo 1 of 5
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Off plan 2-Bedroom Villa for Sale in Umalas Bali

Umalas · Ref BF-1863787Source · VillasofBali · listed 6 Nov 2026
Asking price · Leasehold
$392,699
Listed 7 days ago
Net yield
3.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 22 yrs, with no resale value
Inquire about this property
  • 96% above cost to reproduce · 53% above the Umalas median for 2-bedroom villas
  • 22-year lease · -1.4% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This off-plan villa offers a 3.1% net yield based on 93 Airbnb comparables, representing a weak investment case for a remote buyer.

Why
Strengths
  • •The 3.1% net yield on the all-in cost projects 1 points above the 2.1% long-term let alternative.
  • •A high confidence level is supported by a deep and consistent set of 93 nearby Airbnb comparables.
  • •Projected annual revenue of $29,881 is based on a 70% occupancy rate and $117 average daily rate.
Risks
  • •The 22-year leasehold offers no resale value at the end, meaning the villa returns to the landowner.
  • •The $392,699 asking price is 96% above the cost to reproduce the land and construction.
  • •As an off-plan build, delivery and build quality are unproven and zoning has not been checked.

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 13 Nov 2026.

Want this analysis as an underwriting report (PDF)?

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

Ownership
Leasehold
Bedrooms
2
Built area
140 m²
Land
350 m²
Brixfox Score 48 · C Leasehold · 22 yrs leftFinancial analysis ↓
Short lease — 22 yrs left. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 22 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.1%
$12,759 net operating income /yr
Gross yield · all-in basis
7.4%
−4.3 pts in operating costs & local taxes
After lease amortisation:-1.4%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 31.8 of 22 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Umalas — live calendar data.

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.
Expected ADR
$117
Expected booked rate (market-calibrated)
Expected occupancy
70%
Full-year estimate, market-calibrated
Projected annual revenue
$29,881
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

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.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.4% of price, auto-calculated
$5,308
PPAT notary (lease deed)$3,927
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$405,861
+3.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$29,881
Rental management
−$5,976
Booking channel fees
−$1,494
Utilities
−$1,494
Cleaning & laundry
−$1,494
Maintenance & repairs
−$1,494
Insurance
−$896
Guest supplies & consumables
−$598
Property tax (PBB)
−$687
PPh 4(2) final tax on rent
−$2,988
Net operating income
$12,759/yr
Net yield on all-in investment
3.1%

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.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 22 yrs remaining−$18,448/yr
Net yield after lease amortisation-1.4%
Payback vs remaining term31.8 yrs of 22 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 96% above cost to reproducecost ≈ $201kLow confidence
Long-term rental alternative: ~$16k/yr gross rent2.1% net yieldHigh confidence

Short-term letting projected to outperform long-term by 1.0 points.

Want this analysis as an underwriting report (PDF)?

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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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Umalas

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

48C
LocationAverage
Emerging or secondary location
Rental YieldAverage
3.1% net yield on all-in cost
OccupancyGood
70% average occupancy
Nightly RateAverage
$117 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceGood
350 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
22 years remaining on lease
Stunning visuals (8/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Net yield of 3.1% (fully managed, on all-in cost) is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy50%$8,9092.2%
-10 pts occupancy60%$10,8342.7%
Expected70%$12,7603.1%
+10 pts occupancy80%$14,6863.6%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway22 yearsCautionPlan an exit within ~7 years, while resale is still easy.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback31.8 yearsfrom net rent at the expected case
Ask Brixfox

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.

Opening read · generated from this listing's data

This off-plan villa offers a 3.1% net yield based on 93 Airbnb comparables, representing a weak investment case for a remote buyer.

Strengths
  • •The 3.1% net yield on the all-in cost projects 1 points above the 2.1% long-term let alternative.
  • •A high confidence level is supported by a deep and consistent set of 93 nearby Airbnb comparables.
  • •Projected annual revenue of $29,881 is based on a 70% occupancy rate and $117 average daily rate.
Risks
  • •The 22-year leasehold offers no resale value at the end, meaning the villa returns to the landowner.
  • •The $392,699 asking price is 96% above the cost to reproduce the land and construction.
  • •As an off-plan build, delivery and build quality are unproven and zoning has not been checked.

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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.