Delightful three bedroom villa for lease in Umalas

Delightful three bedroom villa for lease in Umalas

Bali, Bali

$571k

Price

5.0%

ROI

3

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 1000 m²
Build: 220 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $277

Investment Analysis

This beautiful gorgeous blissful real estate is located in a peaceful area of Umalas. This delightful villa features 3 en-suite bedrooms with 4 exquisite bathrooms. It is fully furnished with high end furnishing and expensive decor. Owners have made sure to provide a great deal of luxury and comfort in this beautiful heaven.

Kibarer
Bali / Umalas

Delightful three bedroom villa for lease in Umalas

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
220 m²
Land Plot
1000 m²
Tenure
Lease 20yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.6% 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
-0.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$174K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$2,725/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$277/night
50% ($139)Brixfox estimate($277/night)200% ($554)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$32,703
Airbnb data$277/night · 48% occupancy
Rental income
$277/night · 48% occ.
$48,146
Running costs (20%)
Utilities, cleaning, maintenance
-$9,629
Income tax (10%)
Indonesian rental income tax
-$4,815
Property tax
Annual property tax
-$1,000
Net income
5.7% ROI
$32,703

Long-Term Rental

Yearly income
$55,017
50 comps
Rental income
$8,070/mo
$77,470
Agency fee (10%)
Finder's fee per tenant
-$7,747
Vacancy (~8%)
1.5mo gap per tenancy
-$5,959
Income tax (10%)
Indonesian rental income tax
-$7,747
Property tax
Annual property tax
-$1,000
Net income
9.6% ROI
$55,017

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$1.0M$758K$505K$253K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $571KPeak 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 15: 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
$397K
-30%
15 years remaining
Rental Income
+$174K
Total Position
$571K
-0%
-0.0%/yr
Year 10
Capital Value
$205K
-64%
10 years remaining
Rental Income
+$375K
Total Position
$580K
+1%
0.1%/yr
Year 15
Capital Value
$59K
-90%
5 years remaining
Rental Income
+$608K
Total Position
$668K
+17%
1.0%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 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
Good
5.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$277 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

Premium nightly rate of $277 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
3.5%
$1,686/mo
40% occ.
4.8%
$2,276/mo
48% occ.
5.7%
$2,725/mo
current
58% occ.
7.0%
$3,315/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.