CHARMING MODERN VILLA IN BUMBAK

CHARMING MODERN VILLA IN BUMBAK

Bali, Bali

$178k

Price

13.5%

ROI

2

Bedrooms

67%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 96 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $146

Investment Analysis

Discover this charming 2-bedroom villa located in the sought-after neighborhood of Umalas, Bumbak. With its strategic location just 10 minutes from the beach, to Canggu’s vibrant lifestyle, and 15 minutes to Seminyak’s iconic shopping and dining, this property offers an exceptional living experience.

Propertia
Bali / Umalas - Bumbak

CHARMING MODERN VILLA IN BUMBAK

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
96 m²
Land Plot
100 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 13.9% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$23K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.9%
$2,065/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
7.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$146/night
50% ($73)Brixfox estimate($146/night)200% ($292)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$24,784
Airbnb data$146/night · 67% occupancy
Rental income
$146/night · 67% occ.
$35,850
Running costs (20%)
Utilities, cleaning, maintenance
-$7,170
Income tax (10%)
Indonesian rental income tax
-$3,585
Property tax
Annual property tax
-$311
Net income
13.9% ROI
$24,784

Long-Term Rental

Yearly income
$23,295
50 comps
Rental income
$3,401/mo
$32,648
Agency fee (10%)
Finder's fee per tenant
-$3,265
Vacancy (~8%)
1.5mo gap per tenancy
-$2,511
Income tax (10%)
Indonesian rental income tax
-$3,265
Property tax
Annual property tax
-$311
Net income
13.1% ROI
$23,295

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$925K$694K$462K$231K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $178KPeak 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
$155K
-13%
18 years remaining
Rental Income
+$132K
Total Position
$286K
+61%
10.0%/yr
Year 10
Capital Value
$100K
-44%
13 years remaining
Rental Income
+$284K
Total Position
$384K
+116%
8.0%/yr
Year 15
Capital Value
$46K
-74%
8 years remaining
Rental Income
+$461K
Total Position
$507K
+185%
7.2%/yr
Year 20
Capital Value
$11K
-94%
3 years remaining
Rental Income
+$666K
Total Position
$677K
+281%
6.9%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.9% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 13.9% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 100 m² — limited expansion potential

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

47% occ.
9.7%
$1,443/mo
57% occ.
11.8%
$1,754/mo
67% occ.
13.9%
$2,065/mo
current
77% occ.
16.0%
$2,377/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.