LUXURIOUS MEDITERRANEAN VILLA IN UMALAS

LUXURIOUS MEDITERRANEAN VILLA IN UMALAS

Bali, Bali

$587k

Price

16.3%

ROI

5

Bedrooms

71%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 338 m²
Build: 246 m²
Est. Revenue: $142k/yr
Avg Nightly Rate: $548

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 16.8% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+16.4%
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
16.8%
$8,198/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$548/night
50% ($274)Brixfox estimate($548/night)200% ($1096)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$98,376
Airbnb data$548/night · 71% occupancy
Rental income
$548/night · 71% occ.
$142,004
Running costs (20%)
Utilities, cleaning, maintenance
-$28,401
Income tax (10%)
Indonesian rental income tax
-$14,200
Property tax
Annual property tax
-$1,027
Net income
16.8% ROI
$98,376

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 3.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$4.4M$3.3M$2.2M$1.1M$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 6: 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
+$522K
Total Position
$1.1M
+87%
13.4%/yr
Year 10
Capital Value
$437K
-26%
16 years remaining
Rental Income
+$1.1M
Total Position
$1.6M
+167%
10.3%/yr
Year 15
Capital Value
$248K
-58%
11 years remaining
Rental Income
+$1.8M
Total Position
$2.1M
+254%
8.8%/yr
Year 20
Capital Value
$92K
-84%
6 years remaining
Rental Income
+$2.6M
Total Position
$2.7M
+366%
8.0%/yr

Location

Bali

Umalas - Bumbak, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.8% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Strong
$548 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 16.8% — outperforms most Bali villas
Premium nightly rate of $548 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

51% occ.
12.0%
$5,865/mo
61% occ.
14.4%
$7,031/mo
71% occ.
16.8%
$8,198/mo
current
81% occ.
19.2%
$9,365/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.