Profitable Property Investment in Prime Area of Umalas

Profitable Property Investment in Prime Area of Umalas

Umalas, Bali

$837k

Price

9

Bedrooms

35%

Occupancy

9 Bathrooms
Ownership: Leasehold
Land: 1400 m²
Build: 512 m²
Est. Revenue: $66k/yr
Avg Nightly Rate: $514

Cost to reproduce & long-term let

Asking price 9% below cost to reproduce — reproducing it would cost about $918k

How it compares in Umalas

  • Expected occupancy of 35% compares with a 68% median across 416 tracked Umalas villas.
  • Its expected nightly rate of $514 sits above the Umalas median of $221.
  • Brixfox ranks its projected net yield in the bottom half of the 414 live Umalas listings it tracks.
How Brixfox computes these figures

Investment Analysis

For sale PPV2321: Leasehold Villa in Umalas - Bumbak at IDR 15 Billion (USD 845K). 9 BR, 9 BA, 512 m², 14 ARE land, 31 Years Lease & legal titles verified. Contact PROPERTIA now!

Price
$837,005
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9-bedroom leasehold villa in Umalas — photo 1 of 5
Propertia
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9-bedroom leasehold villa in Umalas — photo 2 of 5
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9-bedroom leasehold villa in Umalas — photo 3 of 5
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9-bedroom leasehold villa in Umalas — photo 4 of 5
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9-bedroom leasehold villa in Umalas — photo 5 of 5
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Profitable Property Investment in Prime Area of Umalas

Umalas · Ref BF-5078Source · Propertia · listed 27 May 2026
Asking price · Leasehold
$837,005
Net yield
3.3%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 31 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
9
Bathrooms
9
Built area
512 m²
Land
1400 m²
Brixfox Score 72 · B· top 70% Leasehold · 31 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 31 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.3%
$28,160 net operating income /yr
Gross yield · all-in basis
7.6%
−4.3 pts in operating costs & local taxes
After lease amortisation:0.1%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 30.7 of 31 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Umalas — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 100% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

39%booked
4.8rating
57reviews
$535per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 39% of nights, and it advertises $535/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$514
Expected booked rate (market-calibrated)
Expected occupancy
35%
Full-year estimate, market-calibrated
Projected annual revenue
$65,834
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.2% of price, auto-calculated
$9,765
PPAT notary (lease deed)$8,370
Legal due diligence$1,395
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$863,510
+3.2% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$65,834
Rental management
−$13,167
Booking channel fees
−$3,292
Utilities
−$3,292
Cleaning & laundry
−$3,292
Maintenance & repairs
−$3,292
Insurance
−$1,975
Guest supplies & consumables
−$1,317
Property tax (PBB)
−$1,465
PPh 4(2) final tax on rent
−$6,583
Net operating income
$28,160/yr
Net yield on all-in investment
3.3%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 31 yrs remaining−$27,855/yr
Net yield after lease amortisation0.1%
Payback vs remaining term30.7 yrs of 31 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 9% below cost to reproducecost ≈ $918kLow confidence
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Umalas

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 254 m of the agency's pin. This confirms the surroundings, not the exact address.

Also listed on

Airbnb

Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

72B
LocationAverage
Emerging or secondary location
Rental YieldAverage
3.3% net yield on all-in cost
OccupancyWeak
35% average occupancy
Nightly RateStrong
$514 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceStrong
1400 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
31 years remaining on lease
Premium nightly rate of $514 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Generous 1400 m² land — room for expansion or amenities
Secondary location — rental demand may be lower than premium areas
Net yield of 3.3% (fully managed, on all-in cost) is near the market average — model your cashflow carefully

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-5 pts occupancy30%$23,8592.8%
Expected35%$28,1653.3%
+5 pts occupancy40%$32,3013.7%
+10 pts occupancy45%$36,6064.2%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway31 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback18.8 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
Included with Pro once its free trial ends

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.