Two bedroom modern leasehold townhouse style villa in Umalas

Two bedroom modern leasehold townhouse style villa in Umalas

Umalas, Bali

$296k

Price

11.8%

ROI

3

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 125 m²
Build: 125 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $286

Investment Analysis

Discover a fresh take on contemporary living with this new two-bedroom leasehold villa in Umalas, a peaceful and highly sought-after residential area loved by expats and long-term residents.

Kibarer Property
Umalas / Umalas

Two bedroom modern leasehold townhouse style villa in Umalas

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
125 m²
Land Plot
125 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 11.8% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$311 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$2,921/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.4 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$286/night
50% ($143)Brixfox estimate($286/night)200% ($571)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$35,051
Airbnb data$286/night · 49% occupancy
Rental income
$286/night · 49% occ.
$50,812
Running costs (20%)
Utilities, cleaning, maintenance
-$10,162
Income tax (10%)
Indonesian rental income tax
-$5,081
Property tax
Annual property tax
-$518
Net income
11.8% ROI
$35,051

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$295,895
BPHTB (freehold transfer tax)$14,795
Notary & registration$1,800
Legal / due diligence$2,959
Total acquisition costs$19,554
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,125
($0–$6,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$359,274

Gross yield (asking)

17.2%

True gross yield (all-in)

14.1%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.6M$1.2M$820K$410K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $296KPeak Capital Value: Yr 2 ($301K)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 8: 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
$296K
-0%
22 years remaining
Rental Income
+$186K
Total Position
$482K
+63%
10.2%/yr
Year 10
Capital Value
$241K
-19%
17 years remaining
Rental Income
+$402K
Total Position
$643K
+117%
8.1%/yr
Year 15
Capital Value
$147K
-50%
12 years remaining
Rental Income
+$652K
Total Position
$799K
+170%
6.8%/yr
Year 20
Capital Value
$63K
-79%
7 years remaining
Rental Income
+$942K
Total Position
$1.0M
+239%
6.3%/yr

Location

Umalas

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$286 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 11.8% — outperforms most villas in this market
Premium nightly rate of $286 — positioned in the top tier
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.2%
$1,781/mo
40% occ.
9.7%
$2,389/mo
49% occ.
11.8%
$2,921/mo
current
59% occ.
14.3%
$3,529/mo

Lease Timeline

27 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.