Secluded Three Bedrooms Villa for Sale in Umalas

Secluded Three Bedrooms Villa for Sale in Umalas

Bali, Bali

$555k

Price

4.2%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 700 m²
Build: 397 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $272

Investment Analysis

This tropical Balinese style traditional real estate is located in a beautiful area of Umalas. This secluded Villa features 3 classy, comfortable and cozy en-suite bedrooms with stylish bathrooms. It is fully furnished in a expensive taste with gorgeous furnishing and interior that provides great luxury and comfort.

Kibarer
Bali / Umalas

Secluded Three Bedrooms Villa for Sale in Umalas

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
397 m²
Land Plot
700 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — long-term rental yields 9.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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
+4.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$45K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$2,579/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$272/night
50% ($136)Brixfox estimate($272/night)200% ($545)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$30,952
Airbnb data$272/night · 46% occupancy
Rental income
$272/night · 46% occ.
$45,603
Running costs (20%)
Utilities, cleaning, maintenance
-$9,121
Income tax (10%)
Indonesian rental income tax
-$4,560
Property tax
Annual property tax
-$970
Net income
5.6% ROI
$30,952

Long-Term Rental

Yearly income
$53,364
50 comps
Rental income
$7,827/mo
$75,143
Agency fee (10%)
Finder's fee per tenant
-$7,514
Vacancy (~8%)
1.5mo gap per tenancy
-$5,780
Income tax (10%)
Indonesian rental income tax
-$7,514
Property tax
Annual property tax
-$970
Net income
9.6% ROI
$53,364

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.2M$919K$613K$306K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $555KPeak 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
$510K
-8%
19 years remaining
Rental Income
+$164K
Total Position
$674K
+22%
4.0%/yr
Year 10
Capital Value
$343K
-38%
14 years remaining
Rental Income
+$355K
Total Position
$697K
+26%
2.3%/yr
Year 15
Capital Value
$169K
-70%
9 years remaining
Rental Income
+$576K
Total Position
$744K
+34%
2.0%/yr
Year 20
Capital Value
$46K
-92%
4 years remaining
Rental Income
+$832K
Total Position
$878K
+58%
2.3%/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
5.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$272 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Premium nightly rate of $272 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 700 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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.
3.6%
$1,658/mo
40% occ.
4.8%
$2,238/mo
46% occ.
5.6%
$2,579/mo
current
56% occ.
6.8%
$3,159/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.