Brand New Contemporary Villa with Long Lease

Brand New Contemporary Villa with Long Lease

Bali, Bali

$590k

Price

4.6%

ROI

3

Bedrooms

80%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 370 m²
Build: 186 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $144

Investment Analysis

Stunning contemporary modern villa available for long lease in the picturesque area of Umalas.

Kibarer
Bali / Umalas

Brand New Contemporary Villa with Long Lease

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

Grade C+ investment — long-term rental yields 5.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+6.1%
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
4.8%
$2,362/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
27 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$144/night
50% ($72)Brixfox estimate($144/night)200% ($288)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$28,340
Airbnb data$144/night · 80% occupancy
Rental income
$144/night · 80% occ.
$41,960
Running costs (20%)
Utilities, cleaning, maintenance
-$8,392
Income tax (10%)
Indonesian rental income tax
-$4,196
Property tax
Annual property tax
-$1,033
Net income
4.8% ROI
$28,340

Long-Term Rental

Yearly income
$34,714
50 comps
Rental income
$5,150/mo
$49,437
Agency fee (10%)
Finder's fee per tenant
-$4,944
Vacancy (~8%)
1.5mo gap per tenancy
-$3,803
Income tax (10%)
Indonesian rental income tax
-$4,944
Property tax
Annual property tax
-$1,033
Net income
5.9% ROI
$34,714

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.

$1.6M$1.2M$815K$407K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $590KPeak Capital Value: Yr 6 ($634K)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 17: 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
$629K
+7%
26 years remaining
Rental Income
+$150K
Total Position
$780K
+32%
5.7%/yr
Year 10
Capital Value
$618K
+5%
21 years remaining
Rental Income
+$325K
Total Position
$943K
+60%
4.8%/yr
Year 15
Capital Value
$469K
-21%
16 years remaining
Rental Income
+$527K
Total Position
$996K
+69%
3.6%/yr
Year 20
Capital Value
$266K
-55%
11 years remaining
Rental Income
+$761K
Total Position
$1.0M
+74%
2.8%/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
Average
4.8% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Good
$144 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
370 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

Strong occupancy at 80% — consistent booking demand
31+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% is near the market average — model your cashflow carefully

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

60% occ.
3.6%
$1,748/mo
70% occ.
4.2%
$2,055/mo
80% occ.
4.8%
$2,362/mo
current
90% occ.
5.4%
$2,668/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.