Leasehold Opportunity Modern 3BR Luxury Retreat in Umalas

Leasehold Opportunity Modern 3BR Luxury Retreat in Umalas

Bali, Bali

$395k

Price

5.8%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Build: 510 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $282

Investment Analysis

Located in the sought-after neighborhood of Umalas, this beautifully crafted 3-bedroom leasehold villa presents a seamless fusion of modern design, comfort, and investment potential.

Kibarer
Bali / Umalas

Leasehold Opportunity Modern 3BR Luxury Retreat in Umalas

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
510 m²
Land Plot
0 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C investment — long-term rental yields 13.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+1.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$140K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$2,931/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$282/night
50% ($141)Brixfox estimate($282/night)200% ($565)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$35,175
Airbnb data$282/night · 50% occupancy
Rental income
$282/night · 50% occ.
$51,237
Running costs (20%)
Utilities, cleaning, maintenance
-$10,247
Income tax (10%)
Indonesian rental income tax
-$5,124
Property tax
Annual property tax
-$691
Net income
8.9% ROI
$35,175

Long-Term Rental

Yearly income
$52,336
50 comps
Rental income
$7,639/mo
$73,334
Agency fee (10%)
Finder's fee per tenant
-$7,333
Vacancy (~8%)
1.5mo gap per tenancy
-$5,641
Income tax (10%)
Indonesian rental income tax
-$7,333
Property tax
Annual property tax
-$691
Net income
13.3% ROI
$52,336

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$947K$710K$474K$237K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $395KPeak 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 10: 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
$254K
-36%
13 years remaining
Rental Income
+$187K
Total Position
$441K
+12%
2.2%/yr
Year 10
Capital Value
$118K
-70%
8 years remaining
Rental Income
+$403K
Total Position
$521K
+32%
2.8%/yr
Year 15
Capital Value
$29K
-93%
3 years remaining
Rental Income
+$654K
Total Position
$684K
+73%
3.7%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Umalas, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$282 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

High rental yield at 8.9% — outperforms most Bali villas
Premium nightly rate of $282 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
5.3%
$1,746/mo
40% occ.
7.1%
$2,347/mo
50% occ.
8.9%
$2,931/mo
current
60% occ.
10.7%
$3,533/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 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.