Brand New Luxury & Modern Living Villa for Sale in Umalas

Brand New Luxury & Modern Living Villa for Sale in Umalas

Bali, Bali

$244k

Price

8.7%

ROI

3

Bedrooms

46%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 270 m²
Build: 252 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $264

Investment Analysis

This modern style real estate is located in a quiet and peaceful area of Umalas. This gorgeous villa features 2 spacious, cozy and comfortable en-suite bedrooms with classy bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing and interior which provides great luxury and comfort.

Kibarer
Bali / Umalas

Brand New Luxury & Modern Living Villa for Sale in Umalas

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
252 m²
Land Plot
270 m²
Tenure
Lease 15yr
Yield Curve Status

Grade C+ investment — short-term rental yields 12.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+2.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-9.7%
-$118K in 5yr (-48%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.4%
$2,520/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$264/night
50% ($132)Brixfox estimate($264/night)200% ($527)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$30,243
Airbnb data$264/night · 46% occupancy
Rental income
$264/night · 46% occ.
$43,815
Running costs (20%)
Utilities, cleaning, maintenance
-$8,763
Income tax (10%)
Indonesian rental income tax
-$4,381
Property tax
Annual property tax
-$427
Net income
12.4% ROI
$30,243

Long-Term Rental

Yearly income
$21,495
50 comps
Rental income
$3,158/mo
$30,318
Agency fee (10%)
Finder's fee per tenant
-$3,032
Vacancy (~8%)
1.5mo gap per tenancy
-$2,332
Income tax (10%)
Indonesian rental income tax
-$3,032
Property tax
Annual property tax
-$427
Net income
8.8% ROI
$21,495

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 15 years remaining.

$647K$485K$323K$162K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $244KPeak Capital Value: NowPaid 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 8: 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
$126K
-48%
10 years remaining
Rental Income
+$161K
Total Position
$286K
+17%
3.3%/yr
Year 10
Capital Value
$36K
-85%
5 years remaining
Rental Income
+$347K
Total Position
$383K
+57%
4.6%/yr
Leasehold Alert
With 15 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 0 years.

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
12.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$264 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
270 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
15 years remaining on lease

Top Highlights

High rental yield at 12.4% — outperforms most Bali villas
Premium nightly rate of $264 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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.
8.1%
$1,649/mo
40% occ.
10.9%
$2,210/mo
46% occ.
12.4%
$2,520/mo
current
56% occ.
15.2%
$3,082/mo

Lease Timeline

15 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 0 years while the property is still easy to sell.

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.