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

4.4%

ROI

4

Bedrooms

44%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 325 m²
Build: 557 m²
Est. Revenue: $69k/yr
Avg Nightly Rate: $434

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 5.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.4%
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
5.2%
$3,892/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$434/night
50% ($217)Brixfox estimate($434/night)200% ($868)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$46,703
Airbnb data$434/night · 44% occupancy
Rental income
$434/night · 44% occ.
$68,969
Running costs (20%)
Utilities, cleaning, maintenance
-$13,794
Income tax (10%)
Indonesian rental income tax
-$6,897
Property tax
Annual property tax
-$1,575
Net income
5.2% ROI
$46,703

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 1.4x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$900,000
BPHTB (freehold transfer tax)$45,000
Notary & registration$1,800
Legal / due diligence$9,000
Total acquisition costs$55,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$13,925
($0–$27,850)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,019,825

Gross yield (asking)

7.7%

True gross yield (all-in)

6.8%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 37 years remaining.

$3.6M$2.7M$1.8M$889K$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 16: 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
+$248K
Total Position
$1.3M
+43%
7.5%/yr
Year 10
Capital Value
$1.1M
+26%
27 years remaining
Rental Income
+$535K
Total Position
$1.7M
+86%
6.4%/yr
Year 15
Capital Value
$1.1M
+26%
22 years remaining
Rental Income
+$869K
Total Position
$2.0M
+123%
5.5%/yr
Year 20
Capital Value
$927K
+3%
17 years remaining
Rental Income
+$1.3M
Total Position
$2.2M
+142%
4.5%/yr

Location

Bali

Bumbak - Umalas, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$434 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 $434 — 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
Occupancy at 44% — factor in seasonal gaps

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%
$2,641/mo
40% occ.
4.8%
$3,565/mo
44% occ.
5.2%
$3,892/mo
current
54% occ.
6.4%
$4,816/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.