Kibarer
1 / 5
Kibarer
Bali / Umalas
Brand new six bedroom estate for sale in Umalas 1
Inventory
6 Beds
Bathrooms
6 Baths
Built Area
450 m²
Land Plot
267 m²
Tenure
Freehold
Yield Curve Status
Grade C+ investment — long-term rental yields 6.2% net return annually.
Go to Source via Kibarer
The Investment
Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%
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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$225K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$1,607/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
53.9 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$879/night
50% ($439)Brixfox estimate($879/night)200% ($1757)
Occupancy
9%
10%Brixfox estimate(9%)100%
Short-Term Rental
Yearly income
$19,285
Airbnb data$879/night · 9% occupancy
Rental income
$879/night · 9% occ.
$30,147
Running costs (20%)
Utilities, cleaning, maintenance
-$6,029
Income tax (10%)
Indonesian rental income tax
-$3,015
Property tax
Annual property tax
-$1,817
Net income
1.9% ROI
$19,285
Long-Term Rental
Yearly income
$64,645
15 comps
Rental income
$9,575/mo
$91,916
Agency fee (10%)
Finder's fee per tenant
-$9,192
Vacancy (~8%)
1.5mo gap per tenancy
-$7,070
Income tax (10%)
Indonesian rental income tax
-$9,192
Property tax
Annual property tax
-$1,817
Net income
6.2% ROI
$64,645
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$102K
Total Position
$1.4M
+32%
5.6%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$221K
Total Position
$1.8M
+69%
5.4%/yr
Year 20
Capital Value
$2.3M
+119%
Rental Income
+$518K
Total Position
$2.8M
+169%
5.1%/yr
Year 30
Capital Value
$3.4M
+224%
Rental Income
+$918K
Total Position
$4.3M
+313%
4.8%/yr
Location
Bali
Umalas, Approximate area
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Airbnb Comp Analysis
No nearby Airbnb listings found
Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Weak
1.9% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Strong
$879 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
267 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $879 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security
Watch Out
Secondary location — rental demand may be lower than premium areas
Yield of 1.9% is below the market average — model your cashflow carefully
Consider carefully. Returns are below market average for this price point.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
30% occ.
6.3%
$5,461/mo
40% occ.
8.5%
$7,332/mo
9% occ.
1.9%
$1,607/mo
current
19% occ.
4.0%
$3,478/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.