New amazing four bedroom villa with great design in Umalas

New amazing four bedroom villa with great design in Umalas

Bali, Bali

$504k

Price

9.1%

ROI

4

Bedrooms

48%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 290 m²
Build: 268 m²
Est. Revenue: $91k/yr
Avg Nightly Rate: $518

Investment Analysis

Discover an exquisite four-bedroom villa nestled in the heart of Umalas, radiating elegance through its captivating design.

Kibarer
Bali / Umalas

New amazing four bedroom villa with great design in Umalas

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
268 m²
Land Plot
290 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — short-term rental yields 12.5% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$9K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.5%
$5,261/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$518/night
50% ($259)Brixfox estimate($518/night)200% ($1036)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$63,136
Airbnb data$518/night · 48% occupancy
Rental income
$518/night · 48% occ.
$91,454
Running costs (20%)
Utilities, cleaning, maintenance
-$18,291
Income tax (10%)
Indonesian rental income tax
-$9,145
Property tax
Annual property tax
-$881
Net income
12.5% ROI
$63,136

Long-Term Rental

Yearly income
$19,568
30 comps
Rental income
$2,946/mo
$28,280
Agency fee (10%)
Finder's fee per tenant
-$2,828
Vacancy (~8%)
1.5mo gap per tenancy
-$2,175
Income tax (10%)
Indonesian rental income tax
-$2,828
Property tax
Annual property tax
-$881
Net income
3.9% ROI
$19,568

Short-term rental earns 3.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$2.8M$2.1M$1.4M$700K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $504KPeak Capital Value: Yr 1 ($508K)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 8: 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
$495K
-2%
21 years remaining
Rental Income
+$335K
Total Position
$830K
+65%
10.5%/yr
Year 10
Capital Value
$375K
-26%
16 years remaining
Rental Income
+$724K
Total Position
$1.1M
+118%
8.1%/yr
Year 15
Capital Value
$213K
-58%
11 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+175%
7.0%/yr
Year 20
Capital Value
$79K
-84%
6 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+253%
6.5%/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
Strong
12.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$518 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 12.5% — outperforms most Bali villas
Premium nightly rate of $518 — 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 48% — 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.
7.7%
$3,234/mo
40% occ.
10.3%
$4,336/mo
48% occ.
12.5%
$5,261/mo
current
58% occ.
15.2%
$6,364/mo

Lease Timeline

26 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.