ONE-OF-A-KIND VILLA IN UMALAS

ONE-OF-A-KIND VILLA IN UMALAS

Berawa, Bali

$1.9M

Price

6

Bedrooms

6 Bathrooms
Ownership: Freehold
Land: 800 m²
Build: 800 m²

Investment Analysis

Nestled in the tranquil and leafy enclave of Umalas, this extraordinary villa is a rare blend of artistic charm, modern luxury, and tropical elegance. Perfectly situated between the buzzing districts of Seminyak and Canggu, it offers residents and guests the best of Bali—serene surroundings with effortless access to the island’s most popular beaches, cafes, restaurants, […]

Propertia
Berawa / Berawa

ONE-OF-A-KIND VILLA IN UMALAS

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
800 m²
Land Plot
800 m²
Tenure
Freehold
Yield Curve Status

Grade C — 7%/yr capital appreciation in Berawa.

Go to Source via Propertia

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$751K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-272/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Short-Term Rental

No STR data available for this property

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$1,866,218
BPHTB (freehold transfer tax)$93,311
Notary & registration$1,800
Legal / due diligence$18,662
Total acquisition costs$113,773
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$20,000
($0–$40,000)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$62,300
All-in investment$2,062,291

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

Freehold — 7%/yr appreciation in Berawa.

$15.3M$11.5M$7.7M$3.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $1.9M
Capital appreciation
Property value growing at +7%/yr based on Berawa market trends.
Year 5
Capital Value
$2.6M
+40%
Year 10
Capital Value
$3.7M
+97%
Year 20
Capital Value
$7.2M
+287%
Year 30
Capital Value
$14.2M
+661%

Location

Berawa

Berawa, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 800 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of -0.2% is below the market average — model your cashflow carefully

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

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.