Perfect Tropical Two Bedroom Leasehold Villa in Central Umalas

Perfect Tropical Two Bedroom Leasehold Villa in Central Umalas

Bali, Bali

$240k

Price

13.3%

ROI

3

Bedrooms

69%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 194 m²
Build: 117 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $186

Investment Analysis

This charming two-bedroom villa captures the essence of tropical living with a warm and welcoming atmosphere.

Kibarer
Bali / Umalas

Perfect Tropical Two Bedroom Leasehold Villa in Central Umalas

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
117 m²
Land Plot
194 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B investment — short-term rental yields 13.5% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$73K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.5%
$2,709/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$186/night
50% ($93)Brixfox estimate($186/night)200% ($373)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$32,505
Airbnb data$186/night · 69% occupancy
Rental income
$186/night · 69% occ.
$47,037
Running costs (20%)
Utilities, cleaning, maintenance
-$9,407
Income tax (10%)
Indonesian rental income tax
-$4,704
Property tax
Annual property tax
-$421
Net income
13.5% ROI
$32,505

Long-Term Rental

Yearly income
$27,789
50 comps
Rental income
$4,064/mo
$39,013
Agency fee (10%)
Finder's fee per tenant
-$3,901
Vacancy (~8%)
1.5mo gap per tenancy
-$3,001
Income tax (10%)
Indonesian rental income tax
-$3,901
Property tax
Annual property tax
-$421
Net income
11.6% ROI
$27,789

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$1.0M$753K$502K$251K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $240KPeak 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 7: 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
$167K
-30%
15 years remaining
Rental Income
+$173K
Total Position
$340K
+41%
7.2%/yr
Year 10
Capital Value
$86K
-64%
10 years remaining
Rental Income
+$373K
Total Position
$459K
+91%
6.7%/yr
Year 15
Capital Value
$25K
-90%
5 years remaining
Rental Income
+$605K
Total Position
$630K
+162%
6.6%/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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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.5% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
194 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

High rental yield at 13.5% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 194 m² — limited expansion potential

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

49% occ.
9.6%
$1,915/mo
59% occ.
11.5%
$2,312/mo
69% occ.
13.5%
$2,709/mo
current
79% occ.
15.5%
$3,106/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.