Kibarer
1 / 5
Kibarer
Bali / Umalas
Brand new luxury four bedrooms estate for sale in Umalas
Inventory
4 Beds
Bathrooms
4 Baths
Built Area
380 m²
Land Plot
579 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — short-term rental yields 5.3% net return annually.
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The Investment
Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%
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.
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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$254K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$5,135/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.0 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$329/night
50% ($165)Brixfox estimate($329/night)200% ($658)
Occupancy
76%
10%Brixfox estimate(76%)100%
Short-Term Rental
Yearly income
$61,617
Airbnb data$329/night · 76% occupancy
Rental income
$329/night · 76% occ.
$90,956
Running costs (20%)
Utilities, cleaning, maintenance
-$18,191
Income tax (10%)
Indonesian rental income tax
-$9,096
Property tax
Annual property tax
-$2,052
Net income
5.3% ROI
$61,617
Long-Term Rental
Yearly income
$46,016
50 comps
Rental income
$6,925/mo
$66,478
Agency fee (10%)
Finder's fee per tenant
-$6,648
Vacancy (~8%)
1.5mo gap per tenancy
-$5,114
Income tax (10%)
Indonesian rental income tax
-$6,648
Property tax
Annual property tax
-$2,052
Net income
3.9% ROI
$46,016
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.
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$327K
Total Position
$1.8M
+50%
8.4%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$706K
Total Position
$2.4M
+108%
7.6%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.7M
Total Position
$4.2M
+260%
6.6%/yr
Year 30
Capital Value
$3.8M
+224%
Rental Income
+$2.9M
Total Position
$6.7M
+474%
6.0%/yr
Location
Bali
Umalas, Approximate area
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Good
5.3% annual return
Occupancy
Strong
76% average occupancy
Nightly Rate
Strong
$329 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
579 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Strong occupancy at 76% — consistent booking demand
Premium nightly rate of $329 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Watch Out
Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use
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
56% occ.
3.8%
$3,733/mo
66% occ.
4.5%
$4,434/mo
76% occ.
5.3%
$5,135/mo
current
86% occ.
6.0%
$5,836/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.