Stunning Modern Family Villa in Umalas

Stunning Modern Family Villa in Umalas

Umalas, Bali

$299k

Price

11.2%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 200 m²
Build: 200 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $273

Investment Analysis

This lovely villa in Umalas showcases a modern and stylish design. Located near Canggu and just a short 10-minute from Batu Belig Beach, it provides convenient access to cafes, restaurants, and gyms. Featuring three bedrooms with ensuite bathrooms, a sunken living area, and a combined dining space and kitchen, this villa is perfect for families […]

Propertia
Umalas / Umalas

Stunning Modern Family Villa in Umalas

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 11.2% net return annually.

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The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+15.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$65K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$2,796/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.9 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)
$273/night
50% ($136)Brixfox estimate($273/night)200% ($546)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$33,554
Airbnb data$273/night · 49% occupancy
Rental income
$273/night · 49% occ.
$48,682
Running costs (20%)
Utilities, cleaning, maintenance
-$9,736
Income tax (10%)
Indonesian rental income tax
-$4,868
Property tax
Annual property tax
-$523
Net income
11.2% ROI
$33,554

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$299,000
BPHTB (freehold transfer tax)$14,950
Notary & registration$1,800
Legal / due diligence$2,990
Total acquisition costs$19,740
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$366,640

Gross yield (asking)

16.3%

True gross yield (all-in)

13.3%

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

Freehold — 4%/yr appreciation in Umalas.

$3.0M$2.2M$1.5M$738K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $299K
Capital appreciation
Property value growing at +4%/yr based on Umalas market trends.
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$364K
+22%
Rental Income
+$178K
Total Position
$542K
+81%
12.6%/yr
Year 10
Capital Value
$443K
+48%
Rental Income
+$385K
Total Position
$827K
+177%
10.7%/yr
Year 20
Capital Value
$655K
+119%
Rental Income
+$902K
Total Position
$1.6M
+421%
8.6%/yr
Year 30
Capital Value
$970K
+224%
Rental Income
+$1.6M
Total Position
$2.6M
+758%
7.4%/yr

Location

Umalas

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$273 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.2% — outperforms most villas in this market
Premium nightly rate of $273 — 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
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.
6.8%
$1,700/mo
40% occ.
9.2%
$2,281/mo
49% occ.
11.2%
$2,796/mo
current
59% occ.
13.6%
$3,377/mo

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.