Amazing Modern Family Villa in Umalas

Amazing Modern Family Villa in Umalas

Bali, Bali

$386k

Price

7.3%

ROI

3

Bedrooms

60%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 200 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $188

Investment Analysis

Set on 2 are of land in the highly desirable Umalas neighborhood, this beautifully designed 3-bedroom villa offers a perfect blend of modern comfort and tropical living. Just a 5-minute drive from the vibrant cafes, restaurants, and beaches of Canggu, the location is ideal for both personal use and investment. The villa features a generously sized swimming pool and an open-plan layout that seamlessly connects the living, dining, and kitchen areas, all with direct views of the pool, creating a bright and welcoming atmosphere throughout. Read More Additional amenities include a dedicated storage and laundry area, adding practicality to the elegant design. A private parking space is conveniently located at the front of the property. Contact PROPERTIA today to arrange a private viewing!

Propertia
Bali / Umalas - Bumbak

Amazing Modern Family Villa in Umalas

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

Grade C investment — short-term rental yields 7.3% 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%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$6K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$2,344/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.7 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$188/night
50% ($94)Brixfox estimate($188/night)200% ($377)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$28,133
Airbnb data$188/night · 60% occupancy
Rental income
$188/night · 60% occ.
$41,156
Running costs (20%)
Utilities, cleaning, maintenance
-$8,231
Income tax (10%)
Indonesian rental income tax
-$4,116
Property tax
Annual property tax
-$676
Net income
7.3% ROI
$28,133

Long-Term Rental

Yearly income
$20,008
50 comps
Rental income
$2,980/mo
$28,606
Agency fee (10%)
Finder's fee per tenant
-$2,861
Vacancy (~8%)
1.5mo gap per tenancy
-$2,200
Income tax (10%)
Indonesian rental income tax
-$2,861
Property tax
Annual property tax
-$676
Net income
5.2% ROI
$20,008

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.4M$1.0M$694K$347K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $386KPeak Capital Value: Yr 3 ($396K)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
$392K
+1%
23 years remaining
Rental Income
+$149K
Total Position
$541K
+40%
7.0%/yr
Year 10
Capital Value
$341K
-12%
18 years remaining
Rental Income
+$323K
Total Position
$663K
+72%
5.6%/yr
Year 15
Capital Value
$219K
-43%
13 years remaining
Rental Income
+$523K
Total Position
$743K
+92%
4.5%/yr
Year 20
Capital Value
$102K
-74%
8 years remaining
Rental Income
+$756K
Total Position
$858K
+122%
4.1%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Good
$188 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Stunning visuals with 8/10 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 60% — 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

40% occ.
4.8%
$1,542/mo
50% occ.
6.0%
$1,943/mo
60% occ.
7.3%
$2,344/mo
current
70% occ.
8.5%
$2,746/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.