Beautiful traditional villa for sale in Umalas

Beautiful traditional villa for sale in Umalas

Bali, Bali

$586k

Price

5.4%

ROI

3

Bedrooms

47%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 650 m²
Build: 349 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $287

Investment Analysis

This traditional style real estate is located in a peaceful area of Umalas. This gorgeous villa features 3 spacious and cozy en-suite bedrooms with 4 exquisite bathrooms. It is fully furnished and decorated with expensive furnishing and artistic decor. It provides a great deal of luxury, comfort and style

Kibarer
Bali / Umalas

Beautiful traditional villa for sale in Umalas

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
349 m²
Land Plot
650 m²
Tenure
Lease 31yr
Yield Curve Status

Grade C investment — long-term rental yields 7.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$39K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$2,773/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$287/night
50% ($143)Brixfox estimate($287/night)200% ($573)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$33,281
Airbnb data$287/night · 47% occupancy
Rental income
$287/night · 47% occ.
$49,011
Running costs (20%)
Utilities, cleaning, maintenance
-$9,802
Income tax (10%)
Indonesian rental income tax
-$4,901
Property tax
Annual property tax
-$1,026
Net income
5.7% ROI
$33,281

Long-Term Rental

Yearly income
$41,841
50 comps
Rental income
$6,176/mo
$59,285
Agency fee (10%)
Finder's fee per tenant
-$5,928
Vacancy (~8%)
1.5mo gap per tenancy
-$4,560
Income tax (10%)
Indonesian rental income tax
-$5,928
Property tax
Annual property tax
-$1,026
Net income
7.1% ROI
$41,841

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$1.9M$1.4M$957K$478K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $586KPeak Capital Value: Yr 6 ($630K)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 15: 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
$625K
+7%
26 years remaining
Rental Income
+$177K
Total Position
$802K
+37%
6.5%/yr
Year 10
Capital Value
$615K
+5%
21 years remaining
Rental Income
+$382K
Total Position
$996K
+70%
5.4%/yr
Year 15
Capital Value
$466K
-21%
16 years remaining
Rental Income
+$619K
Total Position
$1.1M
+85%
4.2%/yr
Year 20
Capital Value
$265K
-55%
11 years remaining
Rental Income
+$894K
Total Position
$1.2M
+98%
3.5%/yr

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$287 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

Premium nightly rate of $287 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 650 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
3.6%
$1,746/mo
40% occ.
4.8%
$2,356/mo
47% occ.
5.7%
$2,773/mo
current
57% occ.
6.9%
$3,384/mo

Lease Timeline

31 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.