READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2587

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2587

Bali, Bali

$1.1M

Price

4.8%

ROI

4

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 530 m²
Build: 342 m²
Est. Revenue: $93k/yr
Avg Nightly Rate: $538

Investment Analysis

This villa is located in the peaceful Umalas area, close to popular cafés and restaurants like 7 AM, La Casetta, and Ettore Gelato, and also conveniently positioned near several well-known international schools.Featuring a modern design, this villa comes fully furnished with large sliding glass doors that let in abundant natural light and a high ceiling that enhances the spacious atmosphere. The kitchen overlooks the outdoors through clear glass panels, while the dining area seamlessly connects to the living room for a cohesive and comfortable layout. Spread across two storeys, the villa offers four large bedrooms with balconies and 3.5 bathrooms. Step outside to a private swimming pool area complete with a wooden deck, outdoor sofa, and lush tropical plants surrounding the garden. This inviting space creates the perfect setting for relaxing and gathering with family and friends. With its prime location, this villa offers an excellent opportunity for personal use or investment.

Bali Exception
Bali / Umalas
Commercial Zone

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2587

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

Grade B investment — short-term rental yields 5.5% 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
+5.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$1K in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$5,268/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$538/night
50% ($269)Brixfox estimate($538/night)200% ($1077)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$63,219
Airbnb data$538/night · 47% occupancy
Rental income
$538/night · 47% occ.
$93,188
Running costs (20%)
Utilities, cleaning, maintenance
-$18,638
Income tax (10%)
Indonesian rental income tax
-$9,319
Property tax
Annual property tax
-$2,013
Net income
5.5% ROI
$63,219

Long-Term Rental

Yearly income
$44,474
50 comps
Rental income
$6,697/mo
$64,290
Agency fee (10%)
Finder's fee per tenant
-$6,429
Vacancy (~8%)
1.5mo gap per tenancy
-$4,945
Income tax (10%)
Indonesian rental income tax
-$6,429
Property tax
Annual property tax
-$2,013
Net income
3.9% ROI
$44,474

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$3.0M$2.2M$1.5M$740K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 2 ($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 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
$1.1M
-0%
22 years remaining
Rental Income
+$336K
Total Position
$1.5M
+29%
5.2%/yr
Year 10
Capital Value
$937K
-19%
17 years remaining
Rental Income
+$725K
Total Position
$1.7M
+45%
3.8%/yr
Year 15
Capital Value
$572K
-50%
12 years remaining
Rental Income
+$1.2M
Total Position
$1.7M
+52%
2.8%/yr
Year 20
Capital Value
$243K
-79%
7 years remaining
Rental Income
+$1.7M
Total Position
$1.9M
+69%
2.7%/yr

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$538 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
530 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $538 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 530 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
3.4%
$3,271/mo
40% occ.
4.6%
$4,418/mo
47% occ.
5.5%
$5,268/mo
current
57% occ.
6.7%
$6,415/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.