Simple and beautiful villa in Umalas

Simple and beautiful villa in Umalas

Bali, Bali

$156k

Price

15.3%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 140 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $164

Investment Analysis

Recently constructed this amazing real estate is located in a peaceful and quiet neighborhood of Umalas, Bali. Featuring 2 bedrooms and 2 bathrooms it is designed simply but elegantly in a modern western yet influence with Balinese culture.

Kibarer
Bali / Umalas
Commercial Zone

Simple and beautiful villa in Umalas

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
140 m²
Land Plot
250 m²
Tenure
Lease 15yr
Yield Curve Status

Grade B investment — short-term rental yields 13.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+3.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-9.7%
-$76K in 5yr (-48%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.4%
$1,735/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$164/night
50% ($82)Brixfox estimate($164/night)200% ($327)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$20,823
Airbnb data$164/night · 51% occupancy
Rental income
$164/night · 51% occ.
$30,137
Running costs (20%)
Utilities, cleaning, maintenance
-$6,027
Income tax (10%)
Indonesian rental income tax
-$3,014
Property tax
Annual property tax
-$273
Net income
13.4% ROI
$20,823

Long-Term Rental

Yearly income
$17,508
50 comps
Rental income
$2,561/mo
$24,590
Agency fee (10%)
Finder's fee per tenant
-$2,459
Vacancy (~8%)
1.5mo gap per tenancy
-$1,892
Income tax (10%)
Indonesian rental income tax
-$2,459
Property tax
Annual property tax
-$273
Net income
11.2% ROI
$17,508

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 15 years remaining.

$445K$334K$223K$111K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $156KPeak 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
$80K
-48%
10 years remaining
Rental Income
+$111K
Total Position
$191K
+22%
4.1%/yr
Year 10
Capital Value
$23K
-85%
5 years remaining
Rental Income
+$239K
Total Position
$262K
+68%
5.3%/yr
Leasehold Alert
With 15 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 0 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
13.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$164 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
15 years remaining on lease

Top Highlights

High rental yield at 13.4% — outperforms most Bali villas
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
8.0%
$1,039/mo
41% occ.
10.7%
$1,387/mo
51% occ.
13.4%
$1,735/mo
current
61% occ.
16.0%
$2,083/mo

Lease Timeline

15 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 0 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.