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Brand-New Luxury 4-Bedroom Villa for Sale in Umalas

Brand-New Luxury 4-Bedroom Villa for Sale in Umalas

Umalas, Bali

$670k

Price

5.6%

ROI

4

Bedrooms

36%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 580 m²
Build: 325 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $420

Investment Analysis

Located in one of Umalas' most sought-after residential areas, this brand-new luxury villa offers a rare combination of generous land size, a spacious single-level layout, and premium modern finishes. Designed for comfortable family living, the property features soaring ceilings, bright interiors, and seamless indoor-outdoor spaces centered around a private swimming pool and landscaped garden. Fully

4-bedroom leasehold villa in Umalas — photo 1 of 5
VillasofBali
4-bedroom leasehold villa in Umalas — photo 2 of 5
4-bedroom leasehold villa in Umalas — photo 3 of 5
4-bedroom leasehold villa in Umalas — photo 4 of 5
4-bedroom leasehold villa in Umalas — photo 5 of 5

Brand-New Luxury 4-Bedroom Villa for Sale in Umalas

Umalas · Umalas · Ref BF-315499 Source verified · VillasofBali · listed 2 Jul 2026
Asking price · Leasehold
$670,000
View original listing
Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
325 m²
Land
580 m²
True net yield
2.6%
≈ $3,140/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 28.3 yrs
Lease-adjusted return
-0.9% / yr
over 28.3-yr lease, capital not recovered
Brixfox Score 66 · B
28.3 yrs left on lease
Short lease — 28.3 yrs left. The 2.6% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -0.9%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Umalas — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 28.3 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.3% of price, auto-calculated
$15,200
Lease transfer & notarial admin (~1%)$6,700
Notary & registration$1,800
Legal fees$6,700
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $7,675/bedroom
$
All-in investment
$772,775
+15.3% over asking

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Umalas

Umalas, Pin from agency listing

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.6% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$420 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
580 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28.3 years remaining on lease

Top Highlights

Premium nightly rate of $420 — positioned in the top tier
Generous 580 m² land — room for expansion or amenities
28.3+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 36% — 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.
4.6%
$2,587/mo
40% occ.
6.2%
$3,481/mo
36% occ.
5.6%
$3,140/mo
current
46% occ.
7.2%
$4,034/mo

Lease Timeline

28.3 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
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

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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.