Stunning Two Bedroom Villa in the heart of Umalas

Stunning Two Bedroom Villa in the heart of Umalas

Bali, Bali

$333k

Price

1.3%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 186 m²
Est. Revenue: $4k/yr
Avg Nightly Rate: $261

Investment Analysis

Discover this villa, where Balinese meet into modern elegance. This villa offers a luxurious property in the heart of Umalas. A short distance from Berawa Beach and Atlas Beach Club. Popular restaurants: Sinamon, Satoshi, 7AM Baker's Club and more . Comes with furniture designed by Balinese crafts, radiates light with a blend of modern and cultural elements . The natural glass doors with natural light and connect to the perfect interior with an exuberant tropical environment. Offer 2 comfortable bedroom , the fully air-conditioned room offers comfort and style, a writing desk and private bathrooms with elegant furniture and showers . Kitchen fully equipped with high-end, world-class electrical appliances. Living room with air conditioning , private swimming pool with a terrace and sundeck . Strategically located in Umalas, the villa offers privacy just a few minutes from fashionable cafes, luxury restaurants and the vibrant scene of Bali.

Kibarer
Bali / Umalas

Stunning Two Bedroom Villa in the heart of Umalas

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
186 m²
Land Plot
220 m²
Tenure
Lease 19yr
Yield Curve Status

Grade D investment — long-term rental yields 2.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score32
GradeD
Brixfox Intelligence
32DBelow Avg
Score Breakdown
ROI & Yield35%
Capital Growth34%
Risk Profile35%
Market Demand32%

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
-5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$109K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.6%
$175/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$261/night
50% ($130)Brixfox estimate($261/night)200% ($522)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$2,097
Airbnb data$261/night · 4% occupancy
Rental income
$261/night · 4% occ.
$3,828
Running costs (20%)
Utilities, cleaning, maintenance
-$766
Income tax (10%)
Indonesian rental income tax
-$383
Property tax
Annual property tax
-$583
Net income
0.6% ROI
$2,097

Long-Term Rental

Yearly income
$8,146
31 comps
Rental income
$1,257/mo
$12,071
Agency fee (10%)
Finder's fee per tenant
-$1,207
Vacancy (~8%)
1.5mo gap per tenancy
-$929
Income tax (10%)
Indonesian rental income tax
-$1,207
Property tax
Annual property tax
-$583
Net income
2.4% ROI
$8,146

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 19 years remaining.

$383K$287K$191K$96K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $333KPeak Capital Value: Now
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.
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
$224K
-33%
14 years remaining
Rental Income
+$11K
Total Position
$235K
-29%
-6.7%/yr
Year 10
Capital Value
$110K
-67%
9 years remaining
Rental Income
+$24K
Total Position
$134K
-60%
-8.7%/yr
Year 15
Capital Value
$30K
-91%
4 years remaining
Rental Income
+$39K
Total Position
$69K
-79%
-10.0%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

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
Weak
0.6% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

Premium nightly rate of $261 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.6% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.8%
$1,618/mo
40% occ.
7.8%
$2,173/mo
4% occ.
0.6%
$175/mo
current
14% occ.
2.6%
$730/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 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.