Modern Loft Style in Umalas

Modern Loft Style in Umalas

Bali, Bali

$173k

Price

8.0%

ROI

1

Bedrooms

38%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 87 m²
Build: 67 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $123

Investment Analysis

This modern 1-bedroom loft in Umalas showcases an industrial-inspired design with contemporary touches. Just a short drive to Berawa, it’s perfectly situated near popular restaurants, cafes, and gyms, making daily conveniences easily accessible. The thoughtfully designed layout includes an open-plan living, dining, and kitchen area on the ground floor, along with a bathroom. The mezzanine level serves as a cozy bedroom, adding a sense of privacy and charm. Outside, a private swimming pool invites you to unwind, while parking at the front provides space for two bikes. Priced at IDR 2,810 B with a 27-year leasehold, this property is a great choice for a stylish home or a smart investment opportunity.

Propertia
Bali / Umalas - Bumbak

Modern Loft Style in Umalas

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
67 m²
Land Plot
87 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.7% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$182 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$967/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$123/night
50% ($62)Brixfox estimate($123/night)200% ($246)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$11,602
Airbnb data$123/night · 38% occupancy
Rental income
$123/night · 38% occ.
$17,007
Running costs (20%)
Utilities, cleaning, maintenance
-$3,401
Income tax (10%)
Indonesian rental income tax
-$1,701
Property tax
Annual property tax
-$304
Net income
6.7% ROI
$11,602

Long-Term Rental

Yearly income
$10,538
50 comps
Rental income
$1,562/mo
$14,993
Agency fee (10%)
Finder's fee per tenant
-$1,499
Vacancy (~8%)
1.5mo gap per tenancy
-$1,153
Income tax (10%)
Indonesian rental income tax
-$1,499
Property tax
Annual property tax
-$304
Net income
6.1% ROI
$10,538

Short-term rental earns 1.1x 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$173,457
BPHTB (freehold transfer tax)$8,673
Notary & registration$1,800
Legal / due diligence$1,735
Total acquisition costs$12,208
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$8,710
($5,360–$12,060)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$212,475

Gross yield (asking)

9.8%

True gross yield (all-in)

8.0%

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 27 years remaining.

$543K$407K$272K$136K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $173KPeak Capital Value: Yr 2 ($176K)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 13: 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
$173K
-0%
22 years remaining
Rental Income
+$62K
Total Position
$235K
+35%
6.2%/yr
Year 10
Capital Value
$141K
-19%
17 years remaining
Rental Income
+$133K
Total Position
$274K
+58%
4.7%/yr
Year 15
Capital Value
$86K
-50%
12 years remaining
Rental Income
+$216K
Total Position
$302K
+74%
3.8%/yr
Year 20
Capital Value
$37K
-79%
7 years remaining
Rental Income
+$312K
Total Position
$348K
+101%
3.5%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$123 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
87 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 38% — 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.
5.3%
$761/mo
40% occ.
7.1%
$1,024/mo
38% occ.
6.7%
$967/mo
current
48% occ.
8.5%
$1,229/mo

Lease Timeline

27 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.