LUXURIOUS 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1334

LUXURIOUS 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1334

Bali, Bali

$995k

Price

4.1%

ROI

3

Bedrooms

71%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 290 m²
Est. Revenue: $63k/yr
Avg Nightly Rate: $244

Investment Analysis

This charming property located in Umalas, close proximity from Kayu Putih and Batu Belig beaches, this stunning villa is perfectly positioned between the lively areas of Canggu and Seminyak. Designed by a very reputable designer, this ready-to-move-in villa embodies luxury and comfort in every detail.The sunken living room adds a cozy, modern touch, complemented by high ceilings and expansive windows that flood the space with natural light. Every corner of the villa is thoughtfully designed, with 3 beautifully appointed bedrooms and 3 stylish bathrooms offering privacy and space. The fully furnished interior radiates sophistication, with the centerpiece being a sleek, fully equipped kitchen, complete with an island table—a dream for culinary enthusiasts or anyone looking to entertain in style. This tunning villa has such a unique design with a pool that flows gracefully through the entire living area. Imagine a pool that you can dive into its shimmering waters from the kitchen, the living room, or even a mini bridge that arches over it, connecting the heart of the villa. The villa’s roof stands as a striking architectural element, with its vast expanse of weathered wooden tiles sheltering the structure like a grand, protective canopy. This villa offers more than just a place to live; it’s an immersive experience of unparalleled luxury. Whether you’re looking for a dream family home or a savvy investment, this stunning property in Umalas is the embodiment of sophisticated island living.

Bali Exception
Bali / Umalas

LUXURIOUS 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1334

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
290 m²
Land Plot
400 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 4.6% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+3.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$17K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$3,540/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$244/night
50% ($122)Brixfox estimate($244/night)200% ($488)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$42,483
Airbnb data$244/night · 71% occupancy
Rental income
$244/night · 71% occ.
$63,178
Running costs (20%)
Utilities, cleaning, maintenance
-$12,636
Income tax (10%)
Indonesian rental income tax
-$6,318
Property tax
Annual property tax
-$1,741
Net income
4.3% ROI
$42,483

Long-Term Rental

Yearly income
$46,055
50 comps
Rental income
$6,885/mo
$66,101
Agency fee (10%)
Finder's fee per tenant
-$6,610
Vacancy (~8%)
1.5mo gap per tenancy
-$5,085
Income tax (10%)
Indonesian rental income tax
-$6,610
Property tax
Annual property tax
-$1,741
Net income
4.6% ROI
$46,055

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.9M$1.4M$942K$471K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $995KPeak Capital Value: Yr 1 ($1.0M)Paid back
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 19: 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
$978K
-2%
21 years remaining
Rental Income
+$226K
Total Position
$1.2M
+21%
3.9%/yr
Year 10
Capital Value
$741K
-26%
16 years remaining
Rental Income
+$487K
Total Position
$1.2M
+23%
2.1%/yr
Year 15
Capital Value
$421K
-58%
11 years remaining
Rental Income
+$790K
Total Position
$1.2M
+22%
1.3%/yr
Year 20
Capital Value
$156K
-84%
6 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+30%
1.3%/yr

Location

Bali

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
Average
4.3% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Strong
$244 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $244 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near the market average — model your cashflow carefully

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

51% occ.
3.0%
$2,502/mo
61% occ.
3.6%
$3,021/mo
71% occ.
4.3%
$3,540/mo
current
81% occ.
4.9%
$4,059/mo

Lease Timeline

26 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.