MODERN TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2464

MODERN TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2464

Bali, Bali

$490k

Price

5.2%

ROI

3

Bedrooms

45%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 763 m²
Build: 250 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $276

Investment Analysis

Located in the sought-after area of Bumbak, Umalas, this villa enjoys a prime location close to trendy cafés, restaurants, international schools, and just a short drive to Seminyak and Canggu’s beaches and lifestyle attractions.The interior showcases a modern tropical design with bright, airy spaces. Large sliding glass doors connect the indoor living room with the lush garden, while natural materials and warm accents create a cozy yet elegant ambiance. Outdoors, the villa features a private swimming pool surrounded by vibrant greenery and sun loungers, offering a serene garden view that invites relaxation. With three bedrooms, stylish interiors, and a prime Umalas location, this villa is an excellent choice for a comfortable Bali lifestyle or investment.

Bali Exception
Bali / Bumbak - Umalas

MODERN TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2464

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
763 m²
Tenure
Lease 17yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
-1.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$191K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$2,594/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$276/night
50% ($138)Brixfox estimate($276/night)200% ($552)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$31,124
Airbnb data$276/night · 45% occupancy
Rental income
$276/night · 45% occ.
$45,687
Running costs (20%)
Utilities, cleaning, maintenance
-$9,137
Income tax (10%)
Indonesian rental income tax
-$4,569
Property tax
Annual property tax
-$858
Net income
6.4% ROI
$31,124

Long-Term Rental

Yearly income
$45,070
50 comps
Rental income
$6,616/mo
$63,516
Agency fee (10%)
Finder's fee per tenant
-$6,352
Vacancy (~8%)
1.5mo gap per tenancy
-$4,886
Income tax (10%)
Indonesian rental income tax
-$6,352
Property tax
Annual property tax
-$858
Net income
9.2% ROI
$45,070

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$779K$584K$389K$195K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $490KPeak Capital Value: NowPaid 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 14: 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
$299K
-39%
12 years remaining
Rental Income
+$165K
Total Position
$464K
-5%
-1.1%/yr
Year 10
Capital Value
$127K
-74%
7 years remaining
Rental Income
+$357K
Total Position
$484K
-1%
-0.1%/yr
Year 15
Capital Value
$27K
-95%
2 years remaining
Rental Income
+$579K
Total Position
$606K
+24%
1.4%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Bumbak - 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
Good
6.4% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$276 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
763 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

Premium nightly rate of $276 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 763 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
4.1%
$1,691/mo
40% occ.
5.6%
$2,279/mo
45% occ.
6.4%
$2,594/mo
current
55% occ.
7.8%
$3,181/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 years while the property is still easy to sell.

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.