Brand new high quality three bedroom long lease villa in Central Umalas

Brand new high quality three bedroom long lease villa in Central Umalas

Bali, Bali

$561k

Price

4.5%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 263 m²
Build: 160 m²
Est. Revenue: $55k/yr
Avg Nightly Rate: $310

Investment Analysis

Experience modern luxury in this brand-new, high-quality three-bedroom villa, perfectly situated in the prime location of Central Umalas.

Kibarer
Bali / Umalas

Brand new high quality three bedroom long lease villa in Central Umalas

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
160 m²
Land Plot
263 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 6.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$8K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$3,135/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
14.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$310/night
50% ($155)Brixfox estimate($310/night)200% ($621)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$37,625
Airbnb data$310/night · 49% occupancy
Rental income
$310/night · 49% occ.
$55,151
Running costs (20%)
Utilities, cleaning, maintenance
-$11,030
Income tax (10%)
Indonesian rental income tax
-$5,515
Property tax
Annual property tax
-$981
Net income
6.7% ROI
$37,625

Long-Term Rental

Yearly income
$22,695
50 comps
Rental income
$3,411/mo
$32,744
Agency fee (10%)
Finder's fee per tenant
-$3,274
Vacancy (~8%)
1.5mo gap per tenancy
-$2,519
Income tax (10%)
Indonesian rental income tax
-$3,274
Property tax
Annual property tax
-$981
Net income
4.0% ROI
$22,695

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.9M$1.4M$929K$464K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $561KPeak Capital Value: Yr 3 ($575K)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 13: 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
$569K
+1%
23 years remaining
Rental Income
+$200K
Total Position
$769K
+37%
6.5%/yr
Year 10
Capital Value
$495K
-12%
18 years remaining
Rental Income
+$431K
Total Position
$926K
+65%
5.1%/yr
Year 15
Capital Value
$319K
-43%
13 years remaining
Rental Income
+$700K
Total Position
$1.0M
+82%
4.1%/yr
Year 20
Capital Value
$148K
-74%
8 years remaining
Rental Income
+$1.0M
Total Position
$1.2M
+107%
3.7%/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
6.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$310 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
263 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Premium nightly rate of $310 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
4.1%
$1,900/mo
40% occ.
5.5%
$2,561/mo
49% occ.
6.7%
$3,135/mo
current
59% occ.
8.1%
$3,796/mo

Lease Timeline

28 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.