Best location traditional style villa for sale in Umalas

Best location traditional style villa for sale in Umalas

Bali, Bali

$579k

Price

14.9%

ROI

6

Bedrooms

39%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 1200 m²
Build: 405 m²
Est. Revenue: $117k/yr
Avg Nightly Rate: $821

Investment Analysis

This traditional style beautiful real estate is located in a quiet and peaceful area of Umalas. This beautiful villa features 6 spacious and cozy en-suite bedrooms with exquisite bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing and artistic interior. It provides you great deal of luxury and comfort.

Kibarer
Bali / Umalas

Best location traditional style villa for sale in Umalas

Inventory
6 Beds
Bathrooms
7 Baths
Built Area
405 m²
Land Plot
1200 m²
Tenure
Lease 11yr
Yield Curve Status

Grade B investment — long-term rental yields 18.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+1.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-12.6%
-$364K in 5yr (-63%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.0%
$6,743/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$821/night
50% ($411)Brixfox estimate($821/night)200% ($1643)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$80,914
Airbnb data$821/night · 39% occupancy
Rental income
$821/night · 39% occ.
$117,039
Running costs (20%)
Utilities, cleaning, maintenance
-$23,408
Income tax (10%)
Indonesian rental income tax
-$11,704
Property tax
Annual property tax
-$1,013
Net income
14.0% ROI
$80,914

Long-Term Rental

Yearly income
$106,570
18 comps
Rental income
$15,499/mo
$148,786
Agency fee (10%)
Finder's fee per tenant
-$14,879
Vacancy (~8%)
1.5mo gap per tenancy
-$11,445
Income tax (10%)
Indonesian rental income tax
-$14,879
Property tax
Annual property tax
-$1,013
Net income
18.4% ROI
$106,570

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 11 years remaining.

$1.2M$894K$596K$298K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $579KPeak Capital Value: NowPaid back
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 7: 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
$215K
-63%
6 years remaining
Rental Income
+$430K
Total Position
$644K
+11%
2.2%/yr
Year 10
Capital Value
$31K
-95%
1 years remaining
Rental Income
+$928K
Total Position
$959K
+66%
5.2%/yr
Leasehold Alert
Only 11 years remaining — very difficult to resell. The best strategy is to maximise rental income and factor lease renewal (~$50–150K) into your ROI.

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
Strong
14.0% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$821 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
11 years remaining on lease

Top Highlights

High rental yield at 14.0% — outperforms most Bali villas
Premium nightly rate of $821 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
10.7%
$5,162/mo
40% occ.
14.3%
$6,911/mo
current
39% occ.
14.0%
$6,743/mo
current
49% occ.
17.6%
$8,492/mo

Lease Timeline

11 years remaining
Illiquid Zone

Only 11 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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.