BEAUTIFUL VILLA IN UMALAS

BEAUTIFUL VILLA IN UMALAS

Bali, Bali

$147k

Price

11.6%

ROI

1

Bedrooms

68%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 100 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $103

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 B investment — long-term rental yields 14.7% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.4%
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
12.0%
$1,473/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$103/night
50% ($51)Brixfox estimate($103/night)200% ($206)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$17,674
Airbnb data$103/night · 68% occupancy
Rental income
$103/night · 68% occ.
$25,616
Running costs (20%)
Utilities, cleaning, maintenance
-$5,123
Income tax (10%)
Indonesian rental income tax
-$2,562
Property tax
Annual property tax
-$258
Net income
12.0% ROI
$17,674

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.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$660K$495K$330K$165K$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 8: 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
+$94K
Total Position
$222K
+51%
8.5%/yr
Year 10
Capital Value
$82K
-44%
13 years remaining
Rental Income
+$203K
Total Position
$285K
+94%
6.8%/yr
Year 15
Capital Value
$38K
-74%
8 years remaining
Rental Income
+$329K
Total Position
$367K
+149%
6.3%/yr
Year 20
Capital Value
$9K
-94%
3 years remaining
Rental Income
+$475K
Total Position
$484K
+229%
6.1%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.0% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Average
$103 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 12.0% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $103 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

48% occ.
8.4%
$1,035/mo
58% occ.
10.2%
$1,254/mo
68% occ.
12.0%
$1,473/mo
current
78% occ.
13.8%
$1,692/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.