MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-271

MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-271

Bali, Bali

$495k

Price

4.4%

ROI

3

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 200 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $236

Investment Analysis

This luxurious complex of villas is located in Umalas, Bali, which is a highly desirable area with convenient access to everything you need. Just a 10-minute drive away from the famous Canggu and Berawa beaches, you can enjoy the breathtaking views and exciting water activities with ease. The complex consists of 6 units, each designed with modern and high-quality features to provide you with the ultimate luxury experience. Each villa features 3 spacious bedrooms with their own luxurious bathrooms, ensuring the utmost privacy and comfort for you and your guests. The villas are beautifully designed with marble details, elegant lighting, and tall, secure modern structures that will make you feel like you’re living in a private paradise. With ample natural light and stunning views, you’ll never want to leave. These incredible villas are set to be available in approximately April 2024, so don’t miss your chance to own a piece of paradise in Umalas, Bali. It’s not only a potentially good investment, but these villas also offer an ideal living environment.

Bali Exception
Bali / Canggu - Umalas

MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-271

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
200 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.6% 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
+4.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$17K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$2,306/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$236/night
50% ($118)Brixfox estimate($236/night)200% ($472)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$27,678
Airbnb data$236/night · 47% occupancy
Rental income
$236/night · 47% occ.
$40,777
Running costs (20%)
Utilities, cleaning, maintenance
-$8,155
Income tax (10%)
Indonesian rental income tax
-$4,078
Property tax
Annual property tax
-$866
Net income
5.6% ROI
$27,678

Long-Term Rental

Yearly income
$19,310
50 comps
Rental income
$2,907/mo
$27,903
Agency fee (10%)
Finder's fee per tenant
-$2,790
Vacancy (~8%)
1.5mo gap per tenancy
-$2,146
Income tax (10%)
Indonesian rental income tax
-$2,790
Property tax
Annual property tax
-$866
Net income
3.9% ROI
$19,310

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.2M$870K$580K$290K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $495KPeak Capital Value: NowPaid back
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 15: 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
$478K
-3%
20 years remaining
Rental Income
+$147K
Total Position
$625K
+26%
4.8%/yr
Year 10
Capital Value
$333K
-33%
15 years remaining
Rental Income
+$317K
Total Position
$650K
+31%
2.8%/yr
Year 15
Capital Value
$171K
-65%
10 years remaining
Rental Income
+$515K
Total Position
$686K
+39%
2.2%/yr
Year 20
Capital Value
$50K
-90%
5 years remaining
Rental Income
+$744K
Total Position
$793K
+60%
2.4%/yr

Location

Bali

Canggu - Umalas, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.6% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$236 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Canggu - Umalas — high tourist traffic
Premium nightly rate of $236 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 47% — factor in seasonal gaps
Compact plot at 200 m² — limited expansion potential

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

30% occ.
3.5%
$1,436/mo
40% occ.
4.7%
$1,938/mo
47% occ.
5.6%
$2,306/mo
current
57% occ.
6.8%
$2,809/mo

Lease Timeline

25 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.