MODERN JAPANDI 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2233

MODERN JAPANDI 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2233

Bali, Bali

$390k

Price

12.5%

ROI

4

Bedrooms

66%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 302 m²
Build: 213 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $310

Investment Analysis

Villa located in Umalas, ideally positioned near popular cafés, restaurants, padel courts, and Liga Tennis. With close proximity to Berawa Beach, Atlas Beach Fest, Finns Beach Club, Canggu, and Seminyak, you’ll enjoy the perfect balance of tranquility and convenience.This two-level villa features 4 spacious bedrooms, each with its own ensuite bathroom and a private balcony. The enclosed living room is designed with high-ceiling windows that bring in natural light, creating a bright and airy ambiance. Fully furnished and equipped with a modern kitchen, it’s ready for you to move in. Outside, relax by the private pool, unwind in the lounge area, or enjoy the cabana for laid-back afternoons in the sun.

Bali Exception
Bali / Umalas

MODERN JAPANDI 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2233

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
213 m²
Land Plot
302 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — short-term rental yields 13.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$72K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.2%
$4,285/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.6 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$310/night
50% ($155)Brixfox estimate($310/night)200% ($619)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$51,420
Airbnb data$310/night · 66% occupancy
Rental income
$310/night · 66% occ.
$74,433
Running costs (20%)
Utilities, cleaning, maintenance
-$14,887
Income tax (10%)
Indonesian rental income tax
-$7,443
Property tax
Annual property tax
-$683
Net income
13.2% ROI
$51,420

Long-Term Rental

Yearly income
$46,139
50 comps
Rental income
$6,745/mo
$64,753
Agency fee (10%)
Finder's fee per tenant
-$6,475
Vacancy (~8%)
1.5mo gap per tenancy
-$4,981
Income tax (10%)
Indonesian rental income tax
-$6,475
Property tax
Annual property tax
-$683
Net income
11.8% ROI
$46,139

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.8M$1.4M$903K$451K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $390KPeak Capital Value: NowPaid 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 7: 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
$318K
-18%
17 years remaining
Rental Income
+$273K
Total Position
$591K
+52%
8.7%/yr
Year 10
Capital Value
$194K
-50%
12 years remaining
Rental Income
+$589K
Total Position
$784K
+101%
7.2%/yr
Year 15
Capital Value
$83K
-79%
7 years remaining
Rental Income
+$956K
Total Position
$1.0M
+166%
6.7%/yr
Year 20
Capital Value
$17K
-96%
2 years remaining
Rental Income
+$1.4M
Total Position
$1.4M
+259%
6.6%/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
13.2% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$310 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
302 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 13.2% — outperforms most Bali villas
Premium nightly rate of $310 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

46% occ.
9.1%
$2,967/mo
56% occ.
11.2%
$3,626/mo
66% occ.
13.2%
$4,285/mo
current
76% occ.
15.2%
$4,944/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.