Luxurious four bedroom estate for sale in Umalas

Luxurious four bedroom estate for sale in Umalas

Bali, Bali

$1.1M

Price

4.2%

ROI

4

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 730 m²
Build: 643 m²
Est. Revenue: $93k/yr
Avg Nightly Rate: $527

Investment Analysis

Discover the epitome of luxury with this stunning four-bedroom estate for sale in the serene area of Umalas. Newly renovated, this exquisite property seamlessly blends modern elegance with tropical charm.

Kibarer
Bali / Umalas

Luxurious four bedroom estate for sale in Umalas

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
643 m²
Land Plot
730 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 5.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$241K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$5,267/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$527/night
50% ($263)Brixfox estimate($527/night)200% ($1054)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$63,206
Airbnb data$527/night · 48% occupancy
Rental income
$527/night · 48% occ.
$93,072
Running costs (20%)
Utilities, cleaning, maintenance
-$18,614
Income tax (10%)
Indonesian rental income tax
-$9,307
Property tax
Annual property tax
-$1,944
Net income
5.7% ROI
$63,206

Long-Term Rental

Yearly income
$47,784
30 comps
Rental income
$7,164/mo
$68,773
Agency fee (10%)
Finder's fee per tenant
-$6,877
Vacancy (~8%)
1.5mo gap per tenancy
-$5,290
Income tax (10%)
Indonesian rental income tax
-$6,877
Property tax
Annual property tax
-$1,944
Net income
4.3% ROI
$47,784

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$336K
Total Position
$1.7M
+52%
8.7%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$725K
Total Position
$2.4M
+113%
7.9%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$1.7M
Total Position
$4.1M
+272%
6.8%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$3.0M
Total Position
$6.6M
+495%
6.1%/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
Good
5.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$527 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
730 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $527 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 730 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
3.5%
$3,204/mo
40% occ.
4.7%
$4,326/mo
48% occ.
5.7%
$5,267/mo
current
58% occ.
6.9%
$6,389/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.