SPACIOUS 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-620

SPACIOUS 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-620

Bali, Bali

$900k

Price

6.7%

ROI

4

Bedrooms

67%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 325 m²
Build: 557 m²
Est. Revenue: $92k/yr
Avg Nightly Rate: $379

Investment Analysis

Nestled in the heart of a quiet and safe residence in Umalas, this exquisite villa is strategically positioned amidst a vibrant neighborhood and walking distance to The Liga Tennis and 3 km from the beach. Here, you’ll find an array of amenities, including cafes, restaurants, and international schools, creating a perfect blend of convenience and luxury.

Bali Exception
Bali / Bumbak - Umalas
Long Lease

SPACIOUS 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-620

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
557 m²
Land Plot
325 m²
Tenure
Lease 37yr
Yield Curve Status

Grade B investment — short-term rental yields 7.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$143K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$5,264/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$379/night
50% ($189)Brixfox estimate($379/night)200% ($757)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$63,167
Airbnb data$379/night · 67% occupancy
Rental income
$379/night · 67% occ.
$92,488
Running costs (20%)
Utilities, cleaning, maintenance
-$18,498
Income tax (10%)
Indonesian rental income tax
-$9,249
Property tax
Annual property tax
-$1,575
Net income
7.0% ROI
$63,167

Long-Term Rental

Yearly income
$33,316
50 comps
Rental income
$5,026/mo
$48,253
Agency fee (10%)
Finder's fee per tenant
-$4,825
Vacancy (~8%)
1.5mo gap per tenancy
-$3,712
Income tax (10%)
Indonesian rental income tax
-$4,825
Property tax
Annual property tax
-$1,575
Net income
3.7% ROI
$33,316

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 37 years remaining.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $900KPeak Capital Value: Yr 12 ($1.2M)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 13: 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
$1.0M
+16%
32 years remaining
Rental Income
+$335K
Total Position
$1.4M
+53%
8.9%/yr
Year 10
Capital Value
$1.1M
+26%
27 years remaining
Rental Income
+$724K
Total Position
$1.9M
+107%
7.5%/yr
Year 15
Capital Value
$1.1M
+26%
22 years remaining
Rental Income
+$1.2M
Total Position
$2.3M
+157%
6.5%/yr
Year 20
Capital Value
$927K
+3%
17 years remaining
Rental Income
+$1.7M
Total Position
$2.6M
+192%
5.5%/yr

Location

Bali

Bumbak - Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$379 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
325 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
37 years remaining on lease

Top Highlights

Premium nightly rate of $379 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
37+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

47% occ.
4.9%
$3,651/mo
57% occ.
5.9%
$4,458/mo
67% occ.
7.0%
$5,264/mo
current
77% occ.
8.1%
$6,070/mo

Lease Timeline

37 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.