Luxurious Tropical Villa with Spacious Land for Sale in Umalas

Luxurious Tropical Villa with Spacious Land for Sale in Umalas

Canggu, Bali

$1.8M

Price

1.1%

ROI

48%

Occupancy

Ownership: Freehold
Build: 637 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $186

Investment Analysis

Discover the pinnacle of chic luxury in this stunning 6-bedroom villa, secluded in a quiet corner of Umalas. Set on a massive plot of land, this property seamlessly blends artistic design with unparalleled comfort.

Kibarer Property
Canggu / Canggu

Luxurious Tropical Villa with Spacious Land for Sale in Umalas

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
637 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.1% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$706K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$1,633/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
89.4 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)
$186/night
50% ($93)Brixfox estimate($186/night)200% ($371)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$19,597
Airbnb data$186/night · 48% occupancy
Rental income
$186/night · 48% occ.
$32,378
Running costs (20%)
Utilities, cleaning, maintenance
-$6,476
Income tax (10%)
Indonesian rental income tax
-$3,238
Property tax
Annual property tax
-$3,067
Net income
1.1% ROI
$19,597

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$1,752,830
BPHTB (freehold transfer tax)$87,642
Notary & registration$1,800
Legal / due diligence$17,528
Total acquisition costs$106,970
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$15,925
($0–$31,850)
Furnishing & STR launch
0bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$1,904,225

Gross yield (asking)

1.8%

True gross yield (all-in)

1.7%

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 — 7%/yr appreciation in Canggu.

$16.6M$12.4M$8.3M$4.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
Capital appreciation
Property value growing at +7%/yr based on Canggu 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.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.5M
+40%
Rental Income
+$104K
Total Position
$2.6M
+46%
7.9%/yr
Year 10
Capital Value
$3.4M
+97%
Rental Income
+$225K
Total Position
$3.7M
+110%
7.7%/yr
Year 20
Capital Value
$6.8M
+287%
Rental Income
+$527K
Total Position
$7.3M
+317%
7.4%/yr
Year 30
Capital Value
$13.3M
+661%
Rental Income
+$932K
Total Position
$14.3M
+714%
7.2%/yr

Location

Canggu

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
1.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Yield of 1.1% is below the market average — model your cashflow carefully
Occupancy at 48% — 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.
0.6%
$930/mo
40% occ.
0.9%
$1,325/mo
48% occ.
1.1%
$1,633/mo
current
58% occ.
1.4%
$2,028/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.