ROOFTOP OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-906

ROOFTOP OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-906

Bali, Bali

$330k

Price

8.4%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 180 m²
Build: 225 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $225

Investment Analysis

Discover This Exquisite Villa in Umalas This exquisite villa, located in the heart of the famous Umalas district, is just steps away from trendy restaurants and stylish boutiques, while also being only minutes from the beach.The villa offers three spacious bedrooms, each decorated in a Mediterranean and pleasant style, with its own private bathroom. The design is elegantly refined, featuring brown and beige tones complemented by touches of natural wood. The interior design connects seamlessly with the outside through expansive glass doors, filling the space with natural light. Integrated palms under the staircase add a tropical touch indoors. The outdoor space features a beautiful pool surrounded by lush greenery, perfect for relaxing and enjoying the Balinese climate. To top it all off, the villa boasts a stunning rooftop with ocean views. This space is equipped with sunbeds, an outdoor shower, and a lounge area ideal for watching the sunset.

Bali Exception
Bali / Umalas

ROOFTOP OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-906

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
225 m²
Land Plot
180 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$43K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$2,348/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$225/night
50% ($113)Brixfox estimate($225/night)200% ($451)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$28,180
Airbnb data$225/night · 50% occupancy
Rental income
$225/night · 50% occ.
$41,082
Running costs (20%)
Utilities, cleaning, maintenance
-$8,216
Income tax (10%)
Indonesian rental income tax
-$4,108
Property tax
Annual property tax
-$577
Net income
8.5% ROI
$28,180

Long-Term Rental

Yearly income
$26,937
50 comps
Rental income
$3,964/mo
$38,052
Agency fee (10%)
Finder's fee per tenant
-$3,805
Vacancy (~8%)
1.5mo gap per tenancy
-$2,927
Income tax (10%)
Indonesian rental income tax
-$3,805
Property tax
Annual property tax
-$577
Net income
8.2% ROI
$26,937

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.1M$789K$526K$263K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $330KPeak 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 11: 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
$287K
-13%
18 years remaining
Rental Income
+$150K
Total Position
$437K
+32%
5.8%/yr
Year 10
Capital Value
$185K
-44%
13 years remaining
Rental Income
+$323K
Total Position
$508K
+54%
4.4%/yr
Year 15
Capital Value
$86K
-74%
8 years remaining
Rental Income
+$524K
Total Position
$610K
+85%
4.2%/yr
Year 20
Capital Value
$21K
-94%
3 years remaining
Rental Income
+$757K
Total Position
$778K
+136%
4.4%/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
8.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$225 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
180 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 8.5% — outperforms most Bali villas
Premium nightly rate of $225 — 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 50% — 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

30% occ.
5.1%
$1,392/mo
40% occ.
6.8%
$1,872/mo
50% occ.
8.5%
$2,348/mo
current
60% occ.
10.3%
$2,828/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.