Kibarer
1 / 5
Kibarer
Bali / Umalas
Stunning upcoming three bedroom freehold villa in Umalas
Inventory
3 Beds
Bathrooms
4 Baths
Built Area
230 m²
Land Plot
138 m²
Tenure
Freehold
Yield Curve Status
Grade C+ investment — long-term rental yields 11.2% net return annually.
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The Investment
Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%
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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$66K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$2,605/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.8 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$239/night
50% ($120)Brixfox estimate($239/night)200% ($478)
Occupancy
52%
10%Brixfox estimate(52%)100%
Short-Term Rental
Yearly income
$31,255
Airbnb data$239/night · 52% occupancy
Rental income
$239/night · 52% occ.
$45,412
Running costs (20%)
Utilities, cleaning, maintenance
-$9,082
Income tax (10%)
Indonesian rental income tax
-$4,541
Property tax
Annual property tax
-$534
Net income
10.3% ROI
$31,255
Long-Term Rental
Yearly income
$34,075
50 comps
Rental income
$4,986/mo
$47,863
Agency fee (10%)
Finder's fee per tenant
-$4,786
Vacancy (~8%)
1.5mo gap per tenancy
-$3,682
Income tax (10%)
Indonesian rental income tax
-$4,786
Property tax
Annual property tax
-$534
Net income
11.2% ROI
$34,075
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.
Paid back
Year 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$371K
+22%
Rental Income
+$166K
Total Position
$537K
+76%
12.0%/yr
Year 10
Capital Value
$451K
+48%
Rental Income
+$358K
Total Position
$810K
+166%
10.3%/yr
Year 20
Capital Value
$668K
+119%
Rental Income
+$840K
Total Position
$1.5M
+395%
8.3%/yr
Year 30
Capital Value
$989K
+224%
Rental Income
+$1.5M
Total Position
$2.5M
+712%
7.2%/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
Strong
10.3% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
138 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
High rental yield at 10.3% — outperforms most Bali villas
Premium nightly rate of $239 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Watch Out
Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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
32% occ.
6.2%
$1,586/mo
42% occ.
8.2%
$2,095/mo
52% occ.
10.3%
$2,605/mo
current
62% occ.
12.3%
$3,114/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.