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Tropical 4 bedrooms brand new villa in Umalas

Tropical 4 bedrooms brand new villa in Umalas

Umalas, Bali

$689k

Price

4.8%

ROI

4

Bedrooms

32%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 520 m²
Build: 280 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $422

Investment Analysis

Set within one of Umalas' most desirable residential neighborhoods, this newly completed 4-bedroom villa offers a spacious and thoughtfully designed home environment surrounded by greenery and established villa residences. Combining generous indoor living spaces with inviting outdoor areas, the property has been created for families and discerning buyers seeking both comfort and practicality in a

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Tropical 4 bedrooms brand new villa in Umalas

Umalas · Umalas · Ref BF-222793 Source verified · VillasofBali · listed 24 Jun 2026
Asking price · Leasehold
$688,800
View original listing
Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
280 m²
Land
520 m²
True net yield
2.1%
≈ $2,734/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 28.3 yrs
Lease-adjusted return
-1.4% / yr
over 28.3-yr lease, capital not recovered
Brixfox Score 61 · C+
28.3 yrs left on lease
Short lease — 28.3 yrs left. The 2.1% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -1.4%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Umalas — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Umalas

Umalas, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$422/night
50% ($211)Brixfox estimate($422/night)200% ($843)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Indicative
Yearly income
$32,806
Likely range $19,684 – $45,929
Airbnb data$422/night · 32% occupancy
Rental income
$422/night · 32% occ.
$48,588
Running costs (20%)
Utilities, cleaning, maintenance
-$9,718
Income tax (10%)
Indonesian rental income tax
-$4,859
Property tax
Annual property tax
-$1,205
Net income
4.8% ROI
$32,806

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$688,800
Lease transfer & notarial admin (~1%)$6,888
Notary & registration$1,800
Legal / due diligence$6,888
Total acquisition costs$15,576
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$49,000
($28,000–$70,000)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$30,700
All-in investment$784,076

Gross yield (asking)

7.1%

True gross yield (all-in)

6.2%

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

Leasehold with 28.3 years remaining.

$1.6M$1.2M$813K$406K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $689KPeak Capital Value: Yr 3 ($706K)Paid back
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 17: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$702K
+2%
23.3 years remaining
Rental Income
+$174K
Total Position
$876K
+27%
4.9%/yr
Year 10
Capital Value
$621K
-10%
18.3 years remaining
Rental Income
+$376K
Total Position
$997K
+45%
3.8%/yr
Year 15
Capital Value
$405K
-41%
13.3 years remaining
Rental Income
+$610K
Total Position
$1.0M
+47%
2.6%/yr
Year 20
Capital Value
$192K
-72%
8.3 years remaining
Rental Income
+$882K
Total Position
$1.1M
+56%
2.2%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$422 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
520 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28.3 years remaining on lease

Top Highlights

Premium nightly rate of $422 — positioned in the top tier
Generous 520 m² land — room for expansion or amenities
28.3+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.5%
$2,592/mo
40% occ.
6.1%
$3,490/mo
32% occ.
4.8%
$2,734/mo
current
42% occ.
6.3%
$3,632/mo

Lease Timeline

28.3 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.