Beautiful Industrial Loft in Umalas

Beautiful Industrial Loft in Umalas

Bali, Bali

$169k

Price

6.1%

ROI

1

Bedrooms

37%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 87 m²
Build: 67 m²
Est. Revenue: $16k/yr
Avg Nightly Rate: $118

Investment Analysis

This stylish 1-bedroom loft in Umalas features an industrial design with modern flair. Just a short drive from the Berawa area, it’s close to popular restaurants, gyms, and cafes, offering convenient access to everything you need.

Propertia
Bali / Umalas - Bumbak

Beautiful Industrial Loft in Umalas

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
67 m²
Land Plot
87 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C investment — short-term rental yields 6.3% net return annually.

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The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$178 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$893/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$118/night
50% ($59)Brixfox estimate($118/night)200% ($236)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$10,719
Airbnb data$118/night · 37% occupancy
Rental income
$118/night · 37% occ.
$15,736
Running costs (20%)
Utilities, cleaning, maintenance
-$3,147
Income tax (10%)
Indonesian rental income tax
-$1,574
Property tax
Annual property tax
-$297
Net income
6.3% ROI
$10,719

Long-Term Rental

Yearly income
$10,041
50 comps
Rental income
$1,489/mo
$14,297
Agency fee (10%)
Finder's fee per tenant
-$1,430
Vacancy (~8%)
1.5mo gap per tenancy
-$1,100
Income tax (10%)
Indonesian rental income tax
-$1,430
Property tax
Annual property tax
-$297
Net income
5.9% ROI
$10,041

Short-term rental earns 1.1x 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$169,444
BPHTB (freehold transfer tax)$8,472
Notary & registration$1,800
Legal / due diligence$1,694
Total acquisition costs$11,966
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$8,710
($5,360–$12,060)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$208,220

Gross yield (asking)

9.3%

True gross yield (all-in)

7.6%

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 27 years remaining.

$502K$376K$251K$125K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $169KPeak Capital Value: Yr 2 ($172K)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 14: 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
$169K
-0%
22 years remaining
Rental Income
+$57K
Total Position
$226K
+33%
5.9%/yr
Year 10
Capital Value
$138K
-19%
17 years remaining
Rental Income
+$123K
Total Position
$261K
+54%
4.4%/yr
Year 15
Capital Value
$84K
-50%
12 years remaining
Rental Income
+$199K
Total Position
$284K
+67%
3.5%/yr
Year 20
Capital Value
$36K
-79%
7 years remaining
Rental Income
+$288K
Total Position
$324K
+91%
3.3%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Average
$118 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
87 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — 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.
5.2%
$728/mo
40% occ.
6.9%
$979/mo
37% occ.
6.3%
$893/mo
current
47% occ.
8.1%
$1,144/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.