EXCEPTIONAL HIGH-END FAMILY HOME IN BUMBAK/UMALAS

EXCEPTIONAL HIGH-END FAMILY HOME IN BUMBAK/UMALAS

Bali, Bali

$957k

Price

6.7%

ROI

5

Bedrooms

40%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 970 m²
Build: 400 m²
Est. Revenue: $99k/yr
Avg Nightly Rate: $674

Investment Analysis

Discover your dream family home in the prestigious Bumbak/Umalas area, where luxury meets Bali’s laid-back lifestyle. Just a 5-minute drive from the beach and Canggu’s vibrant scene of trendy cafes, gyms, restaurants, and entertainment, this stunning villa offers the perfect blend of convenience and elegance, making it the ideal retreat for those who want the best of Bali at their doorstep.

Propertia
Bali / Umalas - Bumbak

EXCEPTIONAL HIGH-END FAMILY HOME IN BUMBAK/UMALAS

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

Grade C+ investment — short-term rental yields 7.1% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$16K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$5,655/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$674/night
50% ($337)Brixfox estimate($674/night)200% ($1348)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$67,864
Airbnb data$674/night · 40% occupancy
Rental income
$674/night · 40% occ.
$99,340
Running costs (20%)
Utilities, cleaning, maintenance
-$19,868
Income tax (10%)
Indonesian rental income tax
-$9,934
Property tax
Annual property tax
-$1,674
Net income
7.1% ROI
$67,864

Long-Term Rental

Yearly income
$67,559
50 comps
Rental income
$9,974/mo
$95,748
Agency fee (10%)
Finder's fee per tenant
-$9,575
Vacancy (~8%)
1.5mo gap per tenancy
-$7,365
Income tax (10%)
Indonesian rental income tax
-$9,575
Property tax
Annual property tax
-$1,674
Net income
7.1% ROI
$67,559

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$3.0M$2.3M$1.5M$752K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $957KPeak Capital Value: Yr 1 ($964K)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 12: 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
$940K
-2%
21 years remaining
Rental Income
+$360K
Total Position
$1.3M
+36%
6.3%/yr
Year 10
Capital Value
$713K
-26%
16 years remaining
Rental Income
+$778K
Total Position
$1.5M
+56%
4.5%/yr
Year 15
Capital Value
$405K
-58%
11 years remaining
Rental Income
+$1.3M
Total Position
$1.7M
+74%
3.8%/yr
Year 20
Capital Value
$150K
-84%
6 years remaining
Rental Income
+$1.8M
Total Position
$2.0M
+106%
3.7%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$674 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
970 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $674 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Generous 970 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — factor in seasonal gaps

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

30% occ.
5.2%
$4,166/mo
40% occ.
7.0%
$5,601/mo
current
40% occ.
7.1%
$5,655/mo
current
50% occ.
8.9%
$7,090/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.