ONE-OF-A-KIND VILLA IN UMALAS

ONE-OF-A-KIND VILLA IN UMALAS

Bali, Bali

$1.9M

Price

4.4%

ROI

6

Bedrooms

40%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 1700 m²
Build: 800 m²
Est. Revenue: $124k/yr
Avg Nightly Rate: $851

Investment Analysis

Nestled in the tranquil and leafy enclave of Umalas , this extraordinary villa is a rare blend of artistic charm, modern luxury, and tropical elegance. Perfectly situated between the buzzing districts of Seminyak and Canggu , it offers residents and guests the best of Bali— serene surroundings with effortless access to the island’s most popular beaches, cafes, restaurants, spas, gyms, and vibrant nightlife .

Propertia
Bali / Umalas - Bumbak
Commercial Zone
Long Lease

ONE-OF-A-KIND VILLA IN UMALAS

Inventory
6 Beds
Bathrooms
7 Baths
Built Area
800 m²
Land Plot
1700 m²
Tenure
Lease 41yr
Yield Curve Status

Grade C+ investment — long-term rental yields 6.9% net return annually.

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The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$298K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$6,971/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$851/night
50% ($426)Brixfox estimate($851/night)200% ($1702)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$83,651
Airbnb data$851/night · 40% occupancy
Rental income
$851/night · 40% occ.
$124,184
Running costs (20%)
Utilities, cleaning, maintenance
-$24,837
Income tax (10%)
Indonesian rental income tax
-$12,418
Property tax
Annual property tax
-$3,278
Net income
4.5% ROI
$83,651

Long-Term Rental

Yearly income
$128,726
20 comps
Rental income
$19,017/mo
$182,559
Agency fee (10%)
Finder's fee per tenant
-$18,256
Vacancy (~8%)
1.5mo gap per tenancy
-$14,043
Income tax (10%)
Indonesian rental income tax
-$18,256
Property tax
Annual property tax
-$3,278
Net income
6.9% ROI
$128,726

Long-term rental earns more with lower risk and less effort.

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$1,873,148
BPHTB (freehold transfer tax)$93,657
Notary & registration$1,800
Legal / due diligence$18,731
Total acquisition costs$114,188
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$20,000
($0–$40,000)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$2,071,836

Gross yield (asking)

6.6%

True gross yield (all-in)

6.0%

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 41 years remaining.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $1.9MPeak Capital Value: Yr 16 ($2.7M)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 18: 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
$2.2M
+16%
36 years remaining
Rental Income
+$444K
Total Position
$2.6M
+40%
6.9%/yr
Year 10
Capital Value
$2.5M
+34%
31 years remaining
Rental Income
+$959K
Total Position
$3.5M
+86%
6.4%/yr
Year 15
Capital Value
$2.7M
+43%
26 years remaining
Rental Income
+$1.6M
Total Position
$4.2M
+126%
5.6%/yr
Year 20
Capital Value
$2.6M
+41%
21 years remaining
Rental Income
+$2.2M
Total Position
$4.9M
+161%
4.9%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$851 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1700 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
41 years remaining on lease

Top Highlights

Premium nightly rate of $851 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1700 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% is near the market average — model your cashflow carefully

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

30% occ.
3.3%
$5,163/mo
40% occ.
4.5%
$6,975/mo
current
40% occ.
4.5%
$6,971/mo
current
50% occ.
5.6%
$8,783/mo

Lease Timeline

41 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.