Exceptional Luxury 6 Bedroom Villa in Prime Umalas
- 248% above cost to reproduce · 124% above the Umalas median for 6-bedroom villas
- 30-year lease · -2.2% after lease amortisation
This 650 m² Umalas villa is a mixed case offering a 1.1% net yield based on 49 nearby Airbnb comparables.
WhyHide
- •The 1.1% net yield is supported by high confidence from a deep, consistent set of 49 Airbnb comparables.
- •The property generates a projected annual revenue of $56,322 with a $300 average daily rate.
- •A long-term let alternative provides a 1.9% net yield, which is 0.8 points above short-term projections.
- •The asking price is 248% above the cost to reproduce the land and construction.
- •The 30 years remaining on the leasehold result in no resale value at the end of the term.
- •Zoning for the property has not been checked and the occupancy is projected at 51%.
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 11 Nov 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 100% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Recently it was booked 53% of nights, and it asks $2500/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.
Cost to reproduce & the long-term-let alternative
Long-term letting projected to outperform short-term by 0.8 points.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
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Where it sits, and who confirms it
Location
Surroundings confirmedUmalas
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Independently Verified
Cross-checked across 2 platforms
Location corroborated
An independent listing places this property within about 151 m of the agency's pin. This confirms the surroundings, not the exact address.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
Score, and what could go wrong
Brixfox Score
Consider carefully. Returns are below market average for this price point.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 31% | $12,201 | 0.6% |
| -10 pts occupancy | 41% | $17,132 | 0.9% |
| Expected | 51% | $22,062 | 1.1% |
| +10 pts occupancy | 61% | $26,993 | 1.4% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This 650 m² Umalas villa is a mixed case offering a 1.1% net yield based on 49 nearby Airbnb comparables.
- •The 1.1% net yield is supported by high confidence from a deep, consistent set of 49 Airbnb comparables.
- •The property generates a projected annual revenue of $56,322 with a $300 average daily rate.
- •A long-term let alternative provides a 1.9% net yield, which is 0.8 points above short-term projections.
- •The asking price is 248% above the cost to reproduce the land and construction.
- •The 30 years remaining on the leasehold result in no resale value at the end of the term.
- •Zoning for the property has not been checked and the occupancy is projected at 51%.
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Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.