READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUMBAK BE-475

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUMBAK BE-475

Bali, Bali

$330k

Price

7.6%

ROI

3

Bedrooms

46%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 147 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $261

Investment Analysis

Located in the vibrant Bumbak area, this contemporary industrial 3-bedroom villa offers a superb location for Bali enthusiasts. Situated on 1.7 are of land, the villa boasts a generous 147 sqm floor plan.Designed across three stories, the villa features three inviting bedrooms, two of which enjoy en-suite bathrooms, while the third shares a well-appointed bathroom. The modern kitchen is fully equipped, and the spacious living area seamlessly connects to a private swimming pool surrounded by lush greenery. Additional amenities include a handy storage area/laundry room and dedicated parking for both cars and motorbikes.Perfectly positioned, this villa is a strategic investment opportunity or an ideal residence for those looking to relish Bali life. Its proximity to renowned restaurants, charming cafes, beach clubs, and international schools, as well as being just a 10-minute drive from Berawa Beach, makes it a prime choice for a well-balanced Bali lifestyle.

Bali Exception
Bali / Bumbak

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUMBAK BE-475

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
147 m²
Land Plot
170 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 9.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$347 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$2,521/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
10.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$261/night
50% ($130)Brixfox estimate($261/night)200% ($522)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$30,249
Airbnb data$261/night · 46% occupancy
Rental income
$261/night · 46% occ.
$44,038
Running costs (20%)
Utilities, cleaning, maintenance
-$8,808
Income tax (10%)
Indonesian rental income tax
-$4,404
Property tax
Annual property tax
-$577
Net income
9.2% ROI
$30,249

Long-Term Rental

Yearly income
$28,638
50 comps
Rental income
$4,209/mo
$40,405
Agency fee (10%)
Finder's fee per tenant
-$4,040
Vacancy (~8%)
1.5mo gap per tenancy
-$3,108
Income tax (10%)
Indonesian rental income tax
-$4,040
Property tax
Annual property tax
-$577
Net income
8.7% ROI
$28,638

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.4M$1.1M$708K$354K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $330KPeak Capital Value: Yr 2 ($335K)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 10: 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
$330K
-0%
22 years remaining
Rental Income
+$161K
Total Position
$490K
+49%
8.2%/yr
Year 10
Capital Value
$269K
-19%
17 years remaining
Rental Income
+$347K
Total Position
$616K
+87%
6.4%/yr
Year 15
Capital Value
$164K
-50%
12 years remaining
Rental Income
+$563K
Total Position
$727K
+120%
5.4%/yr
Year 20
Capital Value
$70K
-79%
7 years remaining
Rental Income
+$813K
Total Position
$883K
+167%
5.0%/yr

Location

Bali

Bumbak, 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
9.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
170 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 9.2% — outperforms most Bali villas
Premium nightly rate of $261 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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.
5.9%
$1,618/mo
40% occ.
7.9%
$2,173/mo
46% occ.
9.2%
$2,521/mo
current
56% occ.
11.2%
$3,076/mo

Lease Timeline

27 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.