BEAUTIFUL RESIDENTIAL HOME BUMBAK

BEAUTIFUL RESIDENTIAL HOME BUMBAK

Bali, Bali

$493k

Price

5.6%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 215 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $269

Investment Analysis

In the heart of Bumbak, this exquisite villa offers the perfect fusion of tranquility, personality and Bali living. Just a short drive from the vibrant Canggu area and a mere 10-minute journey to Berawa Beach, this property is build on 2.5 Are of land, boasting a beautifully and unique designed with a floating livingroom over the pool.

Propertia
Bali / Umalas - Bumbak

BEAUTIFUL RESIDENTIAL HOME BUMBAK

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
215 m²
Land Plot
250 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 7.1% net return annually.

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The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$7K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,930/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$269/night
50% ($135)Brixfox estimate($269/night)200% ($539)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$35,165
Airbnb data$269/night · 52% occupancy
Rental income
$269/night · 52% occ.
$51,468
Running costs (20%)
Utilities, cleaning, maintenance
-$10,294
Income tax (10%)
Indonesian rental income tax
-$5,147
Property tax
Annual property tax
-$863
Net income
7.1% ROI
$35,165

Long-Term Rental

Yearly income
$32,555
50 comps
Rental income
$4,814/mo
$46,216
Agency fee (10%)
Finder's fee per tenant
-$4,622
Vacancy (~8%)
1.5mo gap per tenancy
-$3,555
Income tax (10%)
Indonesian rental income tax
-$4,622
Property tax
Annual property tax
-$863
Net income
6.6% ROI
$32,555

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

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$492,963
BPHTB (freehold transfer tax)$24,648
Notary & registration$1,800
Legal / due diligence$4,930
Total acquisition costs$31,378
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,375
($0–$10,750)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$572,616

Gross yield (asking)

10.4%

True gross yield (all-in)

9.0%

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 28 years remaining.

$1.7M$1.3M$868K$434K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $493KPeak Capital Value: Yr 3 ($505K)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 12: 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
$500K
+1%
23 years remaining
Rental Income
+$187K
Total Position
$687K
+39%
6.9%/yr
Year 10
Capital Value
$435K
-12%
18 years remaining
Rental Income
+$403K
Total Position
$838K
+70%
5.4%/yr
Year 15
Capital Value
$280K
-43%
13 years remaining
Rental Income
+$654K
Total Position
$934K
+89%
4.4%/yr
Year 20
Capital Value
$130K
-74%
8 years remaining
Rental Income
+$945K
Total Position
$1.1M
+118%
4.0%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$269 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Premium nightly rate of $269 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
4.3%
$1,783/mo
42% occ.
5.7%
$2,357/mo
52% occ.
7.1%
$2,930/mo
current
62% occ.
8.5%
$3,504/mo

Lease Timeline

28 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.