Charming Traditional Style Villa on Spacious Land in Umalas for Sale

Charming Traditional Style Villa on Spacious Land in Umalas for Sale

Bali, Bali

$813k

Price

5.7%

ROI

4

Bedrooms

49%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 950 m²
Build: 239.78 m²
Est. Revenue: $92k/yr
Avg Nightly Rate: $514

Investment Analysis

This traditional charming real estate is located in a great neighborhood of Umalas. This marvelous villa features 4 spacious, stylish and comfortable bedrooms with 4 classy bathrooms. It is fully furnished in a great taste with expensive furnishing and interior that provides great luxury and comfort.

Kibarer
Bali / Umalas

Charming Traditional Style Villa on Spacious Land in Umalas for Sale

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
239.78 m²
Land Plot
950 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+2.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$197K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$5,257/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
12.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$514/night
50% ($257)Brixfox estimate($514/night)200% ($1027)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$63,081
Airbnb data$514/night · 49% occupancy
Rental income
$514/night · 49% occ.
$92,149
Running costs (20%)
Utilities, cleaning, maintenance
-$18,430
Income tax (10%)
Indonesian rental income tax
-$9,215
Property tax
Annual property tax
-$1,423
Net income
7.8% ROI
$63,081

Long-Term Rental

Yearly income
$32,776
30 comps
Rental income
$4,927/mo
$47,297
Agency fee (10%)
Finder's fee per tenant
-$4,730
Vacancy (~8%)
1.5mo gap per tenancy
-$3,638
Income tax (10%)
Indonesian rental income tax
-$4,730
Property tax
Annual property tax
-$1,423
Net income
4.0% ROI
$32,776

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$2.1M$1.6M$1.0M$520K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $813KPeak 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 12: 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
$616K
-24%
16 years remaining
Rental Income
+$335K
Total Position
$951K
+17%
3.2%/yr
Year 10
Capital Value
$350K
-57%
11 years remaining
Rental Income
+$723K
Total Position
$1.1M
+32%
2.8%/yr
Year 15
Capital Value
$130K
-84%
6 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+60%
3.2%/yr
Year 20
Capital Value
$19K
-98%
1 years remaining
Rental Income
+$1.7M
Total Position
$1.7M
+111%
3.8%/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
Good
7.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$514 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
950 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Premium nightly rate of $514 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 950 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — factor in seasonal gaps

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

30% occ.
4.7%
$3,162/mo
40% occ.
6.3%
$4,256/mo
49% occ.
7.8%
$5,257/mo
current
59% occ.
9.4%
$6,350/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.