Beautiful new two bedroom in most desired part of Umalas

Beautiful new two bedroom in most desired part of Umalas

Bali, Bali

$249k

Price

1.5%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 153 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $222

Investment Analysis

Nestled in the heart of Umalas, this exquisite two-bedroom residence encapsulates modern luxury within the most coveted locale.

Kibarer
Bali / Umalas

Beautiful new two bedroom in most desired part of Umalas

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
153 m²
Land Plot
150 m²
Tenure
Lease 21yr
Yield Curve Status

Grade D investment — long-term rental yields 2.5% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score31
GradeD
Brixfox Intelligence
31DBelow Avg
Score Breakdown
ROI & Yield34%
Capital Growth33%
Risk Profile34%
Market Demand31%

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
-4.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$60K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.7%
$147/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$222/night
50% ($111)Brixfox estimate($222/night)200% ($445)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,768
Airbnb data$222/night · 4% occupancy
Rental income
$222/night · 4% occ.
$3,148
Running costs (20%)
Utilities, cleaning, maintenance
-$630
Income tax (10%)
Indonesian rental income tax
-$315
Property tax
Annual property tax
-$436
Net income
0.7% ROI
$1,768

Long-Term Rental

Yearly income
$6,288
31 comps
Rental income
$969/mo
$9,299
Agency fee (10%)
Finder's fee per tenant
-$930
Vacancy (~8%)
1.5mo gap per tenancy
-$715
Income tax (10%)
Indonesian rental income tax
-$930
Property tax
Annual property tax
-$436
Net income
2.5% ROI
$6,288

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$287K$215K$143K$72K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $249KPeak Capital Value: Now
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.
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
$189K
-24%
16 years remaining
Rental Income
+$9K
Total Position
$198K
-20%
-4.5%/yr
Year 10
Capital Value
$107K
-57%
11 years remaining
Rental Income
+$20K
Total Position
$128K
-49%
-6.5%/yr
Year 15
Capital Value
$40K
-84%
6 years remaining
Rental Income
+$33K
Total Position
$73K
-71%
-7.9%/yr
Year 20
Capital Value
$6K
-98%
1 years remaining
Rental Income
+$47K
Total Position
$53K
-79%
-7.4%/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
Weak
0.7% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$222 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Premium nightly rate of $222 — 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
Yield of 0.7% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.7%
$1,384/mo
40% occ.
8.9%
$1,857/mo
4% occ.
0.7%
$147/mo
current
14% occ.
3.0%
$621/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.