LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1347

LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1347

Bali, Bali

$2.1M

Price

1.9%

ROI

4

Bedrooms

49%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1293 m²
Build: 700 m²
Est. Revenue: $91k/yr
Avg Nightly Rate: $507

Investment Analysis

This luxurious villa in Umalas, perfectly situated close to the beach and just a short drive to both Canggu and Seminyak. With a prime location near popular cafés, restaurants, and shops, it offers convenience. Set on a generous 1,293 sqm plot of land, the villa blends modern design with luxurious details.

Bali Exception
Bali / Umalas
Long Lease

LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1347

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
700 m²
Land Plot
1293 m²
Tenure
Lease 37yr
Yield Curve Status

Grade C+ investment — long-term rental yields 4.7% 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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$334K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$4,989/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$507/night
50% ($254)Brixfox estimate($507/night)200% ($1014)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$59,872
Airbnb data$507/night · 49% occupancy
Rental income
$507/night · 49% occ.
$90,782
Running costs (20%)
Utilities, cleaning, maintenance
-$18,156
Income tax (10%)
Indonesian rental income tax
-$9,078
Property tax
Annual property tax
-$3,675
Net income
2.9% ROI
$59,872

Long-Term Rental

Yearly income
$99,308
50 comps
Rental income
$14,836/mo
$142,423
Agency fee (10%)
Finder's fee per tenant
-$14,242
Vacancy (~8%)
1.5mo gap per tenancy
-$10,956
Income tax (10%)
Indonesian rental income tax
-$14,242
Property tax
Annual property tax
-$3,675
Net income
4.7% ROI
$99,308

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 37 years remaining.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $2.1MPeak Capital Value: Yr 12 ($2.7M)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 25: 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
$2.4M
+16%
32 years remaining
Rental Income
+$318K
Total Position
$2.8M
+31%
5.6%/yr
Year 10
Capital Value
$2.7M
+26%
27 years remaining
Rental Income
+$686K
Total Position
$3.3M
+59%
4.7%/yr
Year 15
Capital Value
$2.7M
+26%
22 years remaining
Rental Income
+$1.1M
Total Position
$3.8M
+79%
4.0%/yr
Year 20
Capital Value
$2.2M
+3%
17 years remaining
Rental Income
+$1.6M
Total Position
$3.8M
+80%
3.0%/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
Weak
2.9% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$507 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1293 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
37 years remaining on lease

Top Highlights

Premium nightly rate of $507 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1293 m² land — room for expansion or amenities

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

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.7%
$2,933/mo
40% occ.
2.3%
$4,012/mo
49% occ.
2.9%
$4,989/mo
current
59% occ.
3.5%
$6,069/mo

Lease Timeline

37 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.