LUXURY 6 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1370

LUXURY 6 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1370

Bali, Bali

$816k

Price

8.8%

ROI

6

Bedrooms

39%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 400 m²
Est. Revenue: $114k/yr
Avg Nightly Rate: $802

Investment Analysis

Experience the ultimate in luxury at this stunning modern villa in the serene neighborhood of Umalas, Bali. Perfectly located just 2 minutes from the lively heart of Seminyak and 10 minutes from the trendy vibes of Canggu, this villa offers easy access to Bali’s best shops, bars, and restaurants.

Bali Exception
Bali / Umalas

LUXURY 6 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1370

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
400 m²
Land Plot
500 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 9.6% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$66K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$6,506/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$802/night
50% ($401)Brixfox estimate($802/night)200% ($1604)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$78,076
Airbnb data$802/night · 39% occupancy
Rental income
$802/night · 39% occ.
$113,577
Running costs (20%)
Utilities, cleaning, maintenance
-$22,715
Income tax (10%)
Indonesian rental income tax
-$11,358
Property tax
Annual property tax
-$1,429
Net income
9.6% ROI
$78,076

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$3.1M$2.3M$1.5M$773K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $816KPeak 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 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
$751K
-8%
19 years remaining
Rental Income
+$415K
Total Position
$1.2M
+43%
7.4%/yr
Year 10
Capital Value
$504K
-38%
14 years remaining
Rental Income
+$895K
Total Position
$1.4M
+71%
5.5%/yr
Year 15
Capital Value
$249K
-70%
9 years remaining
Rental Income
+$1.5M
Total Position
$1.7M
+108%
5.0%/yr
Year 20
Capital Value
$68K
-92%
4 years remaining
Rental Income
+$2.1M
Total Position
$2.2M
+165%
5.0%/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
9.6% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$802 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 9.6% — outperforms most Bali villas
Premium nightly rate of $802 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
7.4%
$5,002/mo
40% occ.
9.9%
$6,709/mo
39% occ.
9.6%
$6,506/mo
current
49% occ.
12.1%
$8,213/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.