MODERN ISLAND CHARM IN UMALAS

MODERN ISLAND CHARM IN UMALAS

Bali, Bali

$285k

Price

6.1%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 215 m²
Build: 140 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $127

Investment Analysis

Tucked away in the peaceful and desirable enclave of Umalas-Bumbak, this beautifully crafted single-level villa offers the perfect balance of tranquility and accessibility.

Propertia
Bali / Umalas - Bumbak

MODERN ISLAND CHARM IN UMALAS

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
140 m²
Land Plot
215 m²
Tenure
Lease 20yr
Yield Curve Status

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

Go to Source via Propertia

The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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
-0.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$87K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$1,326/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$127/night
50% ($63)Brixfox estimate($127/night)200% ($254)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$15,913
Airbnb data$127/night · 51% occupancy
Rental income
$127/night · 51% occ.
$23,445
Running costs (20%)
Utilities, cleaning, maintenance
-$4,689
Income tax (10%)
Indonesian rental income tax
-$2,345
Property tax
Annual property tax
-$499
Net income
5.6% ROI
$15,913

Long-Term Rental

Yearly income
$20,261
50 comps
Rental income
$2,991/mo
$28,711
Agency fee (10%)
Finder's fee per tenant
-$2,871
Vacancy (~8%)
1.5mo gap per tenancy
-$2,209
Income tax (10%)
Indonesian rental income tax
-$2,871
Property tax
Annual property tax
-$499
Net income
7.1% ROI
$20,261

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$492K$369K$246K$123K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $285KPeak Capital Value: NowPaid back
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 15: 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
$198K
-30%
15 years remaining
Rental Income
+$84K
Total Position
$283K
-1%
-0.2%/yr
Year 10
Capital Value
$102K
-64%
10 years remaining
Rental Income
+$182K
Total Position
$285K
-0%
-0.0%/yr
Year 15
Capital Value
$30K
-90%
5 years remaining
Rental Income
+$296K
Total Position
$326K
+14%
0.9%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Umalas - Bumbak, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$127 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
215 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
3.3%
$786/mo
41% occ.
4.4%
$1,056/mo
51% occ.
5.6%
$1,326/mo
current
61% occ.
6.7%
$1,596/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 years while the property is still easy to sell.

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.