PRIME 5 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1304

PRIME 5 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1304

Bali, Bali

$1.0M

Price

4.7%

ROI

5

Bedrooms

46%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1500 m²
Build: 600 m²
Est. Revenue: $89k/yr
Avg Nightly Rate: $530

Investment Analysis

Tucked away in the serene neighborhood of Umalas, this expansive villa offers the perfect retreat while being just moments from the vibrant Canggu lifestyle, the chic shopping of Seminyak, and the nearby beaches. Spanning a generous 1,500 sqm plot, this villa is a true haven of space, comfort, and tranquility.The villa is designed with two separate buildings, offering both privacy and connection, all centered around a stunningly large pool that invites you to dive in. Covering a 600 sqm build size, the villa feels truly expansive—ideal for those who value space.The property boasts 5 spacious bedrooms, each designed for comfort and relaxation, with the master bedroom offering the added luxury of a bathtub in its ensuite. The living room is grand, with high ceilings and large windows that flood the space with natural light, creating an airy, inviting atmosphere. Fully furnished and complete with a fully equipped kitchen, this home is perfect for both everyday living and entertaining guests.Outside, the villa’s magic continues. The expansive garden is a peaceful oasis, featuring a charming fish pond with a bridge, a serene water garden, and a traditional Balinese cabana lounge area by the pool—perfect for lounging with a good book or hosting friends for a casual get-together.This villa is more than just a home; it’s a sanctuary, perfect for families in Bali’s ever-growing property market.

Bali Exception
Bali / Umalas

PRIME 5 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1304

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
600 m²
Land Plot
1500 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — long-term rental yields 9.4% 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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$14K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$5,049/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
16.5 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$530/night
50% ($265)Brixfox estimate($530/night)200% ($1060)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$60,584
Airbnb data$530/night · 46% occupancy
Rental income
$530/night · 46% occ.
$89,049
Running costs (20%)
Utilities, cleaning, maintenance
-$17,810
Income tax (10%)
Indonesian rental income tax
-$8,905
Property tax
Annual property tax
-$1,750
Net income
6.1% ROI
$60,584

Long-Term Rental

Yearly income
$94,008
50 comps
Rental income
$13,795/mo
$132,432
Agency fee (10%)
Finder's fee per tenant
-$13,243
Vacancy (~8%)
1.5mo gap per tenancy
-$10,187
Income tax (10%)
Indonesian rental income tax
-$13,243
Property tax
Annual property tax
-$1,750
Net income
9.4% ROI
$94,008

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$3.0M$2.2M$1.5M$748K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.0MPeak Capital Value: Yr 3 ($1.0M)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
$1.0M
+1%
23 years remaining
Rental Income
+$322K
Total Position
$1.3M
+34%
6.0%/yr
Year 10
Capital Value
$882K
-12%
18 years remaining
Rental Income
+$695K
Total Position
$1.6M
+58%
4.7%/yr
Year 15
Capital Value
$568K
-43%
13 years remaining
Rental Income
+$1.1M
Total Position
$1.7M
+69%
3.6%/yr
Year 20
Capital Value
$263K
-74%
8 years remaining
Rental Income
+$1.6M
Total Position
$1.9M
+89%
3.2%/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
6.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$530 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Premium nightly rate of $530 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1500 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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.
3.9%
$3,239/mo
40% occ.
5.2%
$4,367/mo
46% occ.
6.1%
$5,049/mo
current
56% occ.
7.4%
$6,177/mo

Lease Timeline

28 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.