Stunning upcoming three bedroom leasehold villa in Umalas

Stunning upcoming three bedroom leasehold villa in Umalas

Bali, Bali

$274k

Price

9.6%

ROI

3

Bedrooms

52%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 138 m²
Build: 230 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $239

Investment Analysis

Discover the charm of modern living with our stunning upcoming three-bedroom leasehold villa in Umalas. Designed to impress, this villa features spacious and elegantly appointed interiors with top-of-the-line amenities.

Kibarer
Bali / Umalas

Stunning upcoming three bedroom leasehold villa in Umalas

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
230 m²
Land Plot
138 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — long-term rental yields 12.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$12K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.4%
$2,609/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$239/night
50% ($120)Brixfox estimate($239/night)200% ($478)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$31,308
Airbnb data$239/night · 52% occupancy
Rental income
$239/night · 52% occ.
$45,412
Running costs (20%)
Utilities, cleaning, maintenance
-$9,082
Income tax (10%)
Indonesian rental income tax
-$4,541
Property tax
Annual property tax
-$480
Net income
11.4% ROI
$31,308

Long-Term Rental

Yearly income
$34,129
50 comps
Rental income
$4,986/mo
$47,863
Agency fee (10%)
Finder's fee per tenant
-$4,786
Vacancy (~8%)
1.5mo gap per tenancy
-$3,682
Income tax (10%)
Indonesian rental income tax
-$4,786
Property tax
Annual property tax
-$480
Net income
12.4% ROI
$34,129

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.7M$1.3M$856K$428K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $274KPeak Capital Value: Yr 5 ($286K)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 5Peak
Capital Value
$286K
+4%
25 years remaining
Rental Income
+$166K
Total Position
$453K
+65%
10.5%/yr
Year 10
Capital Value
$277K
+1%
20 years remaining
Rental Income
+$359K
Total Position
$636K
+132%
8.8%/yr
Year 15
Capital Value
$192K
-30%
15 years remaining
Rental Income
+$582K
Total Position
$775K
+182%
7.2%/yr
Year 20
Capital Value
$99K
-64%
10 years remaining
Rental Income
+$841K
Total Position
$940K
+243%
6.4%/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
11.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
138 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 11.4% — outperforms most Bali villas
Premium nightly rate of $239 — 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 52% — 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

32% occ.
7.0%
$1,591/mo
42% occ.
9.2%
$2,100/mo
52% occ.
11.4%
$2,609/mo
current
62% occ.
13.6%
$3,118/mo

Lease Timeline

30 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.