Beautiful colonial style villa for sale in the heart of Umalas

Beautiful colonial style villa for sale in the heart of Umalas

Bali, Bali

$296k

Price

11.3%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 281 m²
Build: 233 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $177

Investment Analysis

This charming freehold colonial style real estate is located in a quiet and peaceful area of Umalas. This marvelous villa features 2 spacious and cozy en-suite bedrooms with classy bathrooms. It is fully furnished and decorated in a great taste with ideal furnishing and interior. It provides you a great deal of luxury and finest living standards.

Kibarer
Bali / Umalas
Commercial Zone

Beautiful colonial style villa for sale in the heart of Umalas

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
233 m²
Land Plot
281 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 8.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$64K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$1,972/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$177/night
50% ($88)Brixfox estimate($177/night)200% ($354)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$23,663
Airbnb data$177/night · 54% occupancy
Rental income
$177/night · 54% occ.
$34,545
Running costs (20%)
Utilities, cleaning, maintenance
-$6,909
Income tax (10%)
Indonesian rental income tax
-$3,454
Property tax
Annual property tax
-$519
Net income
8.0% ROI
$23,663

Long-Term Rental

Yearly income
$21,736
50 comps
Rental income
$3,206/mo
$30,777
Agency fee (10%)
Finder's fee per tenant
-$3,078
Vacancy (~8%)
1.5mo gap per tenancy
-$2,367
Income tax (10%)
Indonesian rental income tax
-$3,078
Property tax
Annual property tax
-$519
Net income
7.3% ROI
$21,736

Short-term rental earns 1.1x more but requires active management.

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$296,296
BPHTB (freehold transfer tax)$14,815
Notary & registration$1,800
Legal / due diligence$2,963
Total acquisition costs$19,578
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$30,290
($18,640–$41,940)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$368,464

Gross yield (asking)

11.7%

True gross yield (all-in)

9.4%

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

Freehold — 4%/yr appreciation in Bali.

$2.4M$1.8M$1.2M$600K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $296K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$360K
+22%
Rental Income
+$126K
Total Position
$486K
+64%
10.4%/yr
Year 10
Capital Value
$439K
+48%
Rental Income
+$271K
Total Position
$710K
+140%
9.1%/yr
Year 20
Capital Value
$649K
+119%
Rental Income
+$636K
Total Position
$1.3M
+334%
7.6%/yr
Year 30
Capital Value
$961K
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+604%
6.7%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
8.0% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$177 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
281 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
4.9%
$1,219/mo
44% occ.
6.5%
$1,596/mo
54% occ.
8.0%
$1,972/mo
current
64% occ.
9.5%
$2,348/mo

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.