Kibarer
1 / 5
Kibarer
Bali / Umalas
Rare three bedroom freehold property for sale in Umalas
Inventory
3 Beds
Bathrooms
2 Baths
Built Area
153 m²
Land Plot
141 m²
Tenure
Freehold
Yield Curve Status
Grade C+ investment — short-term rental yields 14.9% net return annually.
Go to Source via Kibarer
The Investment
Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%
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
+19.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$39K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.9%
$2,254/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.7 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$198/night
50% ($99)Brixfox estimate($198/night)200% ($395)
Occupancy
54%
10%Brixfox estimate(54%)100%
Short-Term Rental
Yearly income
$27,047
Airbnb data$198/night · 54% occupancy
Rental income
$198/night · 54% occ.
$39,094
Running costs (20%)
Utilities, cleaning, maintenance
-$7,819
Income tax (10%)
Indonesian rental income tax
-$3,909
Property tax
Annual property tax
-$319
Net income
14.9% ROI
$27,047
Long-Term Rental
Yearly income
$6,272
31 comps
Rental income
$950/mo
$9,115
Agency fee (10%)
Finder's fee per tenant
-$912
Vacancy (~8%)
1.5mo gap per tenancy
-$701
Income tax (10%)
Indonesian rental income tax
-$912
Property tax
Annual property tax
-$319
Net income
3.4% ROI
$6,272
Short-term rental earns 4.3x 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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$222K
+22%
Rental Income
+$144K
Total Position
$365K
+101%
14.9%/yr
Year 10
Capital Value
$270K
+48%
Rental Income
+$310K
Total Position
$580K
+218%
12.3%/yr
Year 20
Capital Value
$399K
+119%
Rental Income
+$727K
Total Position
$1.1M
+518%
9.5%/yr
Year 30
Capital Value
$591K
+224%
Rental Income
+$1.3M
Total Position
$1.9M
+931%
8.1%/yr
Location
Bali
Umalas, Approximate area
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Strong
14.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$198 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
141 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
High rental yield at 14.9% — outperforms most Bali villas
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
Consider carefully. Returns are below market average for this price point.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
34% occ.
9.3%
$1,413/mo
44% occ.
12.1%
$1,833/mo
54% occ.
14.9%
$2,254/mo
current
64% occ.
17.6%
$2,675/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.