STUNNING TROPICAL MASTERPIECE IN UMALAS

STUNNING TROPICAL MASTERPIECE IN UMALAS

Bali, Bali

$1.2M

Price

8.5%

ROI

6

Bedrooms

61%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 275 m²
Build: 450 m²
Est. Revenue: $151k/yr
Avg Nightly Rate: $682

Investment Analysis

Nestled in the serene neighbourhood of Umalas, just 2 minutes from the renowned French school and 15 minutes from the beach, this exquisite 6-bedroom, 5.5 bathroom villa redefines contemporary tropical living.

Propertia
Bali / Umalas - Bumbak

STUNNING TROPICAL MASTERPIECE IN UMALAS

Inventory
6 Beds
Bathrooms
5 Baths
Built Area
450 m²
Land Plot
275 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 8.7% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$260K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$8,662/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
11.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$682/night
50% ($341)Brixfox estimate($682/night)200% ($1364)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$103,948
Airbnb data$682/night · 61% occupancy
Rental income
$682/night · 61% occ.
$151,499
Running costs (20%)
Utilities, cleaning, maintenance
-$30,300
Income tax (10%)
Indonesian rental income tax
-$15,150
Property tax
Annual property tax
-$2,101
Net income
8.7% ROI
$103,948

Long-Term Rental

Yearly income
$25,643
18 comps
Rental income
$3,997/mo
$38,370
Agency fee (10%)
Finder's fee per tenant
-$3,837
Vacancy (~8%)
1.5mo gap per tenancy
-$2,952
Income tax (10%)
Indonesian rental income tax
-$3,837
Property tax
Annual property tax
-$2,101
Net income
2.1% ROI
$25,643

Short-term rental earns 4.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$10.2M$7.6M$5.1M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$552K
Total Position
$2.0M
+68%
10.9%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.2M
Total Position
$3.0M
+147%
9.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$2.8M
Total Position
$5.4M
+352%
7.8%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$4.9M
Total Position
$8.8M
+636%
6.9%/yr

Location

Bali

Umalas - Bumbak, 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
8.7% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$682 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
275 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.7% — outperforms most Bali villas
Premium nightly rate of $682 — 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
Compact plot at 275 m² — limited expansion potential

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

41% occ.
5.8%
$5,758/mo
51% occ.
7.2%
$7,210/mo
61% occ.
8.7%
$8,662/mo
current
71% occ.
10.1%
$10,114/mo

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.