PRIME LOCATION 4 BEDROOM VILLA LEASEHOLD FOR SALE IN UMALAS BE-1425

PRIME LOCATION 4 BEDROOM VILLA LEASEHOLD FOR SALE IN UMALAS BE-1425

Bali, Bali

$375k

Price

8.7%

ROI

4

Bedrooms

52%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 256 m²
Build: 250 m²
Est. Revenue: $70k/yr
Avg Nightly Rate: $373

Investment Analysis

Situated in the heart of Umalas Kuwum, this tropical-style villa offers a perfect blend of comfort, elegance, and nature. Built on 2.56 ares with a spacious 250 sqm living area, it features four rooms, including two refined suites, and four bathrooms, making it ideal for a stylish and practical lifestyle. The villa’s design is tropical and inviting, with bright white tones beautifully complemented by wooden accents. The open-plan living area seamlessly connects the kitchen, dining, and lounge spaces to the outdoors, creating a harmonious flow. A central pool, surrounded by a lush, jungle-inspired garden, enhances the feeling of being in a private sanctuary, while the rooftop provides an ideal space for relaxation or entertaining. With a leasehold of 28 years, this villa is an exceptional opportunity. Conveniently located just 10 minutes by scooter from the beach, it is strategically positioned between Seminyak and Canggu, offering the best of both vibrant areas.

Bali Exception
Bali / Umalas - Kuwum

PRIME LOCATION 4 BEDROOM VILLA LEASEHOLD FOR SALE IN UMALAS BE-1425

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
256 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+13.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.9%
$4,033/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$373/night
50% ($186)Brixfox estimate($373/night)200% ($745)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$48,399
Airbnb data$373/night · 52% occupancy
Rental income
$373/night · 52% occ.
$70,078
Running costs (20%)
Utilities, cleaning, maintenance
-$14,016
Income tax (10%)
Indonesian rental income tax
-$7,008
Property tax
Annual property tax
-$656
Net income
12.9% ROI
$48,399

Long-Term Rental

Yearly income
$25,747
50 comps
Rental income
$3,804/mo
$36,514
Agency fee (10%)
Finder's fee per tenant
-$3,651
Vacancy (~8%)
1.5mo gap per tenancy
-$2,809
Income tax (10%)
Indonesian rental income tax
-$3,651
Property tax
Annual property tax
-$656
Net income
6.9% ROI
$25,747

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$2.4M$1.8M$1.2M$597K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $375KPeak Capital Value: Yr 3 ($384K)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 8: 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
$380K
+1%
23 years remaining
Rental Income
+$257K
Total Position
$637K
+70%
11.2%/yr
Year 10
Capital Value
$331K
-12%
18 years remaining
Rental Income
+$555K
Total Position
$886K
+136%
9.0%/yr
Year 15
Capital Value
$213K
-43%
13 years remaining
Rental Income
+$900K
Total Position
$1.1M
+197%
7.5%/yr
Year 20
Capital Value
$99K
-74%
8 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+273%
6.8%/yr

Location

Bali

Umalas - Kuwum, 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
12.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$373 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
256 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 12.9% — outperforms most Bali villas
Premium nightly rate of $373 — 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 52% — 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

32% occ.
7.8%
$2,447/mo
42% occ.
10.4%
$3,240/mo
52% occ.
12.9%
$4,033/mo
current
62% occ.
15.4%
$4,827/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.