BEAUTIFUL VILLA IN UMALAS

BEAUTIFUL VILLA IN UMALAS

Bali, Bali

$147k

Price

9.8%

ROI

1

Bedrooms

41%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 100 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $127

Investment Analysis

Nestled in Umalas, this captivating villa is just a brief 10-minute drive from the enchanting Berawa Beach. In close proximity to various cafes, gyms, and restaurants, the villa seamlessly merges elements of Modern Tropical Design, creating a harmonious blend with its natural surroundings.

Propertia
Bali / Umalas - Bumbak

BEAUTIFUL VILLA IN UMALAS

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
100 m²
Land Plot
120 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 14.7% 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%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$19K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$1,078/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$127/night
50% ($63)Brixfox estimate($127/night)200% ($254)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$12,937
Airbnb data$127/night · 41% occupancy
Rental income
$127/night · 41% occ.
$18,849
Running costs (20%)
Utilities, cleaning, maintenance
-$3,770
Income tax (10%)
Indonesian rental income tax
-$1,885
Property tax
Annual property tax
-$258
Net income
8.8% ROI
$12,937

Long-Term Rental

Yearly income
$21,639
50 comps
Rental income
$3,154/mo
$30,283
Agency fee (10%)
Finder's fee per tenant
-$3,028
Vacancy (~8%)
1.5mo gap per tenancy
-$2,329
Income tax (10%)
Indonesian rental income tax
-$3,028
Property tax
Annual property tax
-$258
Net income
14.7% ROI
$21,639

Long-term rental earns more with lower risk and less effort.

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$147,222
BPHTB (freehold transfer tax)$7,361
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,661
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$13,000
($8,000–$18,000)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$188,983

Gross yield (asking)

12.8%

True gross yield (all-in)

10.0%

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 23 years remaining.

$483K$362K$241K$121K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $147KPeak Capital Value: NowPaid back2x Return
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 10: 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
$128K
-13%
18 years remaining
Rental Income
+$69K
Total Position
$197K
+34%
6.0%/yr
Year 10
Capital Value
$82K
-44%
13 years remaining
Rental Income
+$148K
Total Position
$231K
+57%
4.6%/yr
Year 15
Capital Value
$38K
-74%
8 years remaining
Rental Income
+$241K
Total Position
$279K
+89%
4.3%/yr
Year 20
Capital Value
$9K
-94%
3 years remaining
Rental Income
+$348K
Total Position
$357K
+143%
4.5%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Good
$127 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 41% — 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.
6.4%
$788/mo
40% occ.
8.6%
$1,058/mo
current
41% occ.
8.8%
$1,078/mo
current
51% occ.
11.0%
$1,348/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.