Beautiful two bedroom villa in Umalas

Beautiful two bedroom villa in Umalas

Bali, Bali

$259k

Price

6.9%

ROI

2

Bedrooms

71%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 116 m²
Build: 142 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $101

Investment Analysis

This 2-bedroom villa epitomizes modern elegance. The open-plan living and dining area, adorned with chic furnishings and bathed in natural light, seamlessly blend contemporary design with tropical warmth. Two luxurious bedrooms offer a haven of tranquility, each with an en-suite bathroom boasting modern fixtures. Step outside to a private oasis featuring a refreshing pool, sun loungers, and a small garden with vibrant tropical flora. The villa's design invites a seamless indoor-outdoor lifestyle, perfect for enjoying Umalas' gentle breezes. With every detail considered, this residence is more than a home; it's a sophisticated sanctuary in the heart of tropical luxury.

Kibarer
Bali / Umalas

Beautiful two bedroom villa in Umalas

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
142 m²
Land Plot
116 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 7.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$11K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$1,507/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$101/night
50% ($51)Brixfox estimate($101/night)200% ($203)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$18,083
Airbnb data$101/night · 71% occupancy
Rental income
$101/night · 71% occ.
$26,480
Running costs (20%)
Utilities, cleaning, maintenance
-$5,296
Income tax (10%)
Indonesian rental income tax
-$2,648
Property tax
Annual property tax
-$453
Net income
7.0% ROI
$18,083

Long-Term Rental

Yearly income
$12,387
50 comps
Rental income
$1,850/mo
$17,756
Agency fee (10%)
Finder's fee per tenant
-$1,776
Vacancy (~8%)
1.5mo gap per tenancy
-$1,366
Income tax (10%)
Indonesian rental income tax
-$1,776
Property tax
Annual property tax
-$453
Net income
4.8% ROI
$12,387

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$989K$742K$495K$247K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $259KPeak Capital Value: Yr 5 ($270K)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 5Peak
Capital Value
$270K
+4%
25 years remaining
Rental Income
+$96K
Total Position
$366K
+41%
7.2%/yr
Year 10
Capital Value
$261K
+1%
20 years remaining
Rental Income
+$207K
Total Position
$468K
+81%
6.1%/yr
Year 15
Capital Value
$181K
-30%
15 years remaining
Rental Income
+$336K
Total Position
$518K
+100%
4.7%/yr
Year 20
Capital Value
$93K
-64%
10 years remaining
Rental Income
+$486K
Total Position
$579K
+124%
4.1%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Average
$101 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
116 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

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

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $101 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

51% occ.
5.0%
$1,075/mo
61% occ.
6.0%
$1,291/mo
71% occ.
7.0%
$1,507/mo
current
81% occ.
8.0%
$1,723/mo

Lease Timeline

30 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.