READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2377

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2377

Bali, Bali

$294k

Price

7.6%

ROI

3

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 175 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $275

Investment Analysis

Located in Tegal Cupek, Umalas, just 5 minutes to Berawa Beach and in close proximity to Kerobokan, Canggu, popular cafés, and restaurants, this villa offers a highly desirable location with strong rental appeal.This ready villa features 3 ensuite bedrooms. The master bedroom comes with a bathtub, while one bedroom includes a unique layout with two beds; one on the lower level and one mezzanine, making it perfect for families or group stays. An additional room upstairs with a sofa provides flexible space that can easily be transformed into a study, office, or entertainment room—adding to the villa’s versatility. The open living room connects seamlessly with a fully equipped kitchen, complete with an island bar and dining area, designed for modern comfort and functionality. Outside, guests can enjoy a private pool with sunbeds and a lounge area, ideal for relaxing in Bali’s tropical climate. With its strategic location and versatile design, this villa presents excellent potential for both short-term rentals and long-term investment.

Bali Exception
Bali / Umalas
Long Lease

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2377

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
175 m²
Land Plot
220 m²
Tenure
Lease 38yr
Yield Curve Status

Grade B+ investment — short-term rental yields 11.2% 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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$47K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$2,749/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$275/night
50% ($138)Brixfox estimate($275/night)200% ($550)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$32,988
Airbnb data$275/night · 48% occupancy
Rental income
$275/night · 48% occ.
$47,861
Running costs (20%)
Utilities, cleaning, maintenance
-$9,572
Income tax (10%)
Indonesian rental income tax
-$4,786
Property tax
Annual property tax
-$515
Net income
11.2% ROI
$32,988

Long-Term Rental

Yearly income
$30,083
50 comps
Rental income
$4,408/mo
$42,316
Agency fee (10%)
Finder's fee per tenant
-$4,232
Vacancy (~8%)
1.5mo gap per tenancy
-$3,255
Income tax (10%)
Indonesian rental income tax
-$4,232
Property tax
Annual property tax
-$515
Net income
10.2% ROI
$30,083

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 38 years remaining.

$2.6M$2.0M$1.3M$656K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $294KPeak Capital Value: Yr 13 ($389K)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 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
$341K
+16%
33 years remaining
Rental Income
+$175K
Total Position
$516K
+75%
11.9%/yr
Year 10
Capital Value
$379K
+29%
28 years remaining
Rental Income
+$378K
Total Position
$758K
+158%
9.9%/yr
Year 15
Capital Value
$385K
+31%
23 years remaining
Rental Income
+$614K
Total Position
$998K
+240%
8.5%/yr
Year 20
Capital Value
$335K
+14%
18 years remaining
Rental Income
+$886K
Total Position
$1.2M
+315%
7.4%/yr

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$275 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
38 years remaining on lease

Top Highlights

High rental yield at 11.2% — outperforms most Bali villas
Premium nightly rate of $275 — 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 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.
7.0%
$1,714/mo
40% occ.
9.4%
$2,300/mo
48% occ.
11.2%
$2,749/mo
current
58% occ.
13.6%
$3,335/mo

Lease Timeline

38 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.