EXCLUSIVE 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUMBAK UMALAS BE-724

EXCLUSIVE 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUMBAK UMALAS BE-724

Bali, Bali

$375k

Price

5.8%

ROI

3

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 200 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $229

Investment Analysis

Positioned in the sought-after neighborhood of Bumbak, Umalas, this exquisite villa offers a perfect blend of luxury and convenience. Strategically located near an international school, it sits perfectly between the vibrant atmospheres of Seminyak and Canggu, making it an ideal base for enjoying the best of Bali.

Bali Exception
Bali / Bumbak - Umalas

EXCLUSIVE 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUMBAK UMALAS BE-724

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

Grade C+ investment — short-term rental yields 7.3% net return annually.

Go to Source via Bali Exception

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.6%
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
7.3%
$2,286/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$229/night
50% ($114)Brixfox estimate($229/night)200% ($458)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$27,435
Airbnb data$229/night · 48% occupancy
Rental income
$229/night · 48% occ.
$40,130
Running costs (20%)
Utilities, cleaning, maintenance
-$8,026
Income tax (10%)
Indonesian rental income tax
-$4,013
Property tax
Annual property tax
-$656
Net income
7.3% ROI
$27,435

Long-Term Rental

Yearly income
$18,013
50 comps
Rental income
$2,690/mo
$25,820
Agency fee (10%)
Finder's fee per tenant
-$2,582
Vacancy (~8%)
1.5mo gap per tenancy
-$1,986
Income tax (10%)
Indonesian rental income tax
-$2,582
Property tax
Annual property tax
-$656
Net income
4.8% ROI
$18,013

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.4M$1.0M$677K$339K$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 12: 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
+$146K
Total Position
$526K
+40%
7.0%/yr
Year 10
Capital Value
$331K
-12%
18 years remaining
Rental Income
+$315K
Total Position
$645K
+72%
5.6%/yr
Year 15
Capital Value
$213K
-43%
13 years remaining
Rental Income
+$510K
Total Position
$723K
+93%
4.5%/yr
Year 20
Capital Value
$99K
-74%
8 years remaining
Rental Income
+$737K
Total Position
$836K
+123%
4.1%/yr

Location

Bali

Bumbak - Umalas, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$229 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Premium nightly rate of $229 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
4.5%
$1,407/mo
40% occ.
6.1%
$1,895/mo
48% occ.
7.3%
$2,286/mo
current
58% occ.
8.9%
$2,774/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.