LUXURIOUS MEDITERRANEAN VILLA IN UMALAS

LUXURIOUS MEDITERRANEAN VILLA IN UMALAS

Bali, Bali

$587k

Price

11.4%

ROI

5

Bedrooms

46%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 338 m²
Build: 246 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $552

Investment Analysis

Discover this exquisite Mediterranean-inspired villa in the serene area of Umalas, just a 10-minute drive from Bali’s beaches and Canggu’s bustling cafes, gyms, restaurants, and entertainment spots.

Propertia
Bali / Umalas - Bumbak

LUXURIOUS MEDITERRANEAN VILLA IN UMALAS

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
246 m²
Land Plot
338 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — short-term rental yields 11.0% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$10K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.0%
$5,375/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$552/night
50% ($276)Brixfox estimate($552/night)200% ($1104)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$64,500
Airbnb data$552/night · 46% occupancy
Rental income
$552/night · 46% occ.
$93,610
Running costs (20%)
Utilities, cleaning, maintenance
-$18,722
Income tax (10%)
Indonesian rental income tax
-$9,361
Property tax
Annual property tax
-$1,027
Net income
11.0% ROI
$64,500

Long-Term Rental

Yearly income
$26,287
50 comps
Rental income
$3,935/mo
$37,775
Agency fee (10%)
Finder's fee per tenant
-$3,778
Vacancy (~8%)
1.5mo gap per tenancy
-$2,906
Income tax (10%)
Indonesian rental income tax
-$3,778
Property tax
Annual property tax
-$1,027
Net income
4.5% ROI
$26,287

Short-term rental earns 2.5x more but requires active management.

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$586,790
BPHTB (freehold transfer tax)$29,340
Notary & registration$1,800
Legal / due diligence$5,868
Total acquisition costs$37,008
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,150
($0–$12,300)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$687,248

Gross yield (asking)

16.0%

True gross yield (all-in)

13.6%

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 26 years remaining.

$2.9M$2.1M$1.4M$715K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $587KPeak Capital Value: Yr 1 ($591K)Paid 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 9: 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
$577K
-2%
21 years remaining
Rental Income
+$342K
Total Position
$919K
+57%
9.4%/yr
Year 10
Capital Value
$437K
-26%
16 years remaining
Rental Income
+$739K
Total Position
$1.2M
+101%
7.2%/yr
Year 15
Capital Value
$248K
-58%
11 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+147%
6.2%/yr
Year 20
Capital Value
$92K
-84%
6 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+211%
5.8%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$552 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Good
338 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 11.0% — outperforms most villas in this market
Premium nightly rate of $552 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.0%
$3,441/mo
40% occ.
9.4%
$4,617/mo
46% occ.
11.0%
$5,375/mo
current
56% occ.
13.4%
$6,551/mo

Lease Timeline

26 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.