Brand New 4 Bedroom Villa for Sale in Umalas - RF10670

Brand New 4 Bedroom Villa for Sale in Umalas - RF10670

Umalas, Bali

$1.4M

Price

2.7%

ROI

4

Bedrooms

63%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 500 m²
Build: 509 m²
Est. Revenue: $64k/yr
Avg Nightly Rate: $278

Investment Analysis

Discover this stunning brand new 4-bedroom villa located in the highly sought-after area of Umalas, offering a perfect combination of modern tropical design, lu...

4-bedroom leasehold villa in Umalas — photo 1 of 5
Bali Home Immo
4-bedroom leasehold villa in Umalas — photo 2 of 5
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Brand New 4 Bedroom Villa for Sale in Umalas - RF10670

Umalas · Ref BF-403384 Source verified · Bali Home Immo · listed 8 Jul 2026
Asking price · Leasehold
$1,440,541
Inquire — direct to agent
Ownership
Leasehold
Bedrooms
4
Bathrooms
3
Built area
509 m²
Land
500 m²
Brixfox Score 61 · C+ Leasehold · 36 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Modelled from Airbnb listings we track across Umalas — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 36 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
1.0%
$16,189 net operating income /yr
Gross yield · all-in basis
4.0%
−3.0 pts in operating costs & local taxes
After lease amortisation:-1.8%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$278
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
63%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$63,836
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.1% of price, auto-calculated
$30,610
Lease transfer & notarial admin (~1%)$14,405
Notary & registration$1,800
Legal fees$14,405
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $7,675/bedroom
$
All-in investment
$1,590,926
+10.4% over asking

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Umalas

Pin from agency listing

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$278 per night
Visual Appeal
Pending
Analysis pending
Size & Space
Good
500 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
36 years remaining on lease

Top Highlights

Premium nightly rate of $278 — positioned in the top tier
36+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.9% is below the market average — model your cashflow carefully

Solid potential with some areas to watch. The strong nightly rate offsets the weaker location.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

43% occ.
1.9%
$2,332/mo
53% occ.
2.4%
$2,923/mo
63% occ.
2.9%
$3,514/mo
current
73% occ.
3.4%
$4,105/mo

Lease Timeline

36 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
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

20%
Management fee
of rental revenue — already in your Managed figures

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
of rental revenue — already in your Managed figures

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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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.