READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2648

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2648

Bali, Bali

$400k

Price

5.7%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 242 m²
Build: 197 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $255

Investment Analysis

Villa located in Umalas, just moments from the popular Bumbak Road home to well-known cafés and lifestyle spots such as Ettore, 7AM Bakery, Fabbrica, nail salons, and Liga Tennis. The villa is also only 7 minutes away from Berawa Beach, Finns Beach Club, and Atlas Beach Club.This villa features three spacious bedrooms with ensuite bathrooms, with bathtub in the master bedroom. The large sunken enclosed living room creates an elegant and intimate atmosphere, seamlessly connected to a fully equipped kitchen complete with an island table and a dining area, offering a perfect balance of comfort and sophistication. Outside, enjoy a private pool with a cabana and lounge area, perfect for relaxing in a serene tropical setting. A beautifully designed home in a highly sought-after location — don’t miss it out.

Bali Exception
Bali / Umalas

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2648

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
197 m²
Land Plot
242 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — long-term rental yields 9.5% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$7K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$2,736/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$255/night
50% ($128)Brixfox estimate($255/night)200% ($510)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$32,829
Airbnb data$255/night · 51% occupancy
Rental income
$255/night · 51% occ.
$47,899
Running costs (20%)
Utilities, cleaning, maintenance
-$9,580
Income tax (10%)
Indonesian rental income tax
-$4,790
Property tax
Annual property tax
-$700
Net income
8.2% ROI
$32,829

Long-Term Rental

Yearly income
$37,942
50 comps
Rental income
$5,567/mo
$53,441
Agency fee (10%)
Finder's fee per tenant
-$5,344
Vacancy (~8%)
1.5mo gap per tenancy
-$4,111
Income tax (10%)
Indonesian rental income tax
-$5,344
Property tax
Annual property tax
-$700
Net income
9.5% ROI
$37,942

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.5M$1.1M$728K$364K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $400KPeak Capital Value: Yr 1 ($403K)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 11: 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
$393K
-2%
21 years remaining
Rental Income
+$174K
Total Position
$567K
+42%
7.2%/yr
Year 10
Capital Value
$298K
-26%
16 years remaining
Rental Income
+$376K
Total Position
$674K
+69%
5.4%/yr
Year 15
Capital Value
$169K
-58%
11 years remaining
Rental Income
+$611K
Total Position
$780K
+95%
4.6%/yr
Year 20
Capital Value
$63K
-84%
6 years remaining
Rental Income
+$882K
Total Position
$945K
+136%
4.4%/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
Strong
8.2% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$255 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
242 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 8.2% — outperforms most Bali villas
Premium nightly rate of $255 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
4.9%
$1,649/mo
41% occ.
6.6%
$2,192/mo
51% occ.
8.2%
$2,736/mo
current
61% occ.
9.8%
$3,279/mo

Lease Timeline

26 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.