OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2555

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2555

Bali, Bali

$175k

Price

10.4%

ROI

2

Bedrooms

55%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 106 m²
Build: 96 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $135

Investment Analysis

This villa is ideally located in the heart of the Umalas area, known for its easy access and convenient location. It’s surrounded by a variety of popular cafés, restaurants, and essential facilities, making it a perfect choice for those seeking both comfort and lifestyle in one of Bali’s most desirable neighborhoods.

Bali Exception
Bali / Umalas

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2555

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
96 m²
Land Plot
106 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 15.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$32K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$1,562/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$135/night
50% ($67)Brixfox estimate($135/night)200% ($270)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$18,746
Airbnb data$135/night · 55% occupancy
Rental income
$135/night · 55% occ.
$27,217
Running costs (20%)
Utilities, cleaning, maintenance
-$5,443
Income tax (10%)
Indonesian rental income tax
-$2,722
Property tax
Annual property tax
-$306
Net income
10.7% ROI
$18,746

Long-Term Rental

Yearly income
$27,589
50 comps
Rental income
$4,019/mo
$38,578
Agency fee (10%)
Finder's fee per tenant
-$3,858
Vacancy (~8%)
1.5mo gap per tenancy
-$2,968
Income tax (10%)
Indonesian rental income tax
-$3,858
Property tax
Annual property tax
-$306
Net income
15.8% ROI
$27,589

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$658K$494K$329K$165K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $175KPeak Capital Value: NowPaid 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 9: 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
$143K
-18%
17 years remaining
Rental Income
+$100K
Total Position
$242K
+38%
6.7%/yr
Year 10
Capital Value
$87K
-50%
12 years remaining
Rental Income
+$215K
Total Position
$302K
+73%
5.6%/yr
Year 15
Capital Value
$37K
-79%
7 years remaining
Rental Income
+$349K
Total Position
$386K
+120%
5.4%/yr
Year 20
Capital Value
$8K
-96%
2 years remaining
Rental Income
+$504K
Total Position
$512K
+192%
5.5%/yr

Location

Bali

Umalas, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
106 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
6.8%
$988/mo
45% occ.
8.7%
$1,275/mo
55% occ.
10.7%
$1,562/mo
current
65% occ.
12.7%
$1,849/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.