Stunning Freehold Four-Level Villa in Peaceful Tegal Cupek Umalas

Stunning Freehold Four-Level Villa in Peaceful Tegal Cupek Umalas

Bali, Bali

$370k

Price

5.7%

ROI

3

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 160 m²
Build: 231 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $194

Investment Analysis

This exquisite freehold four-level villa is nestled in the serene neighborhood of Tegal Cupek, Umalas. Boasting 3 spacious and stylish bedrooms and 4 elegant bathrooms, this property perfectly blends comfort, elegance, and high-end living.

Kibarer
Bali / Umalas

Stunning Freehold Four-Level Villa in Peaceful Tegal Cupek Umalas

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
231 m²
Land Plot
160 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 6.3% net return annually.

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The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$80K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$1,940/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
15.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$194/night
50% ($97)Brixfox estimate($194/night)200% ($388)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$23,280
Airbnb data$194/night · 48% occupancy
Rental income
$194/night · 48% occ.
$34,184
Running costs (20%)
Utilities, cleaning, maintenance
-$6,837
Income tax (10%)
Indonesian rental income tax
-$3,418
Property tax
Annual property tax
-$648
Net income
6.3% ROI
$23,280

Long-Term Rental

Yearly income
$23,210
50 comps
Rental income
$3,437/mo
$32,996
Agency fee (10%)
Finder's fee per tenant
-$3,300
Vacancy (~8%)
1.5mo gap per tenancy
-$2,538
Income tax (10%)
Indonesian rental income tax
-$3,300
Property tax
Annual property tax
-$648
Net income
6.3% ROI
$23,210

Short-term rental earns 1.0x 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$370,370
BPHTB (freehold transfer tax)$18,519
Notary & registration$1,800
Legal / due diligence$3,704
Total acquisition costs$24,023
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,775
($0–$11,550)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$440,868

Gross yield (asking)

9.2%

True gross yield (all-in)

7.8%

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.

$2.7M$2.0M$1.3M$664K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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 14: 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
$451K
+22%
Rental Income
+$124K
Total Position
$574K
+55%
9.2%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$267K
Total Position
$815K
+120%
8.2%/yr
Year 20
Capital Value
$812K
+119%
Rental Income
+$626K
Total Position
$1.4M
+288%
7.0%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.1M
Total Position
$2.3M
+523%
6.3%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$194 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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

30% occ.
3.8%
$1,185/mo
40% occ.
5.2%
$1,598/mo
48% occ.
6.3%
$1,940/mo
current
58% occ.
7.6%
$2,353/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.