READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2881

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2881

Bali, Bali

$260k

Price

5.0%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 141 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $128

Investment Analysis

Villa located in Umalas, Canggu, set in a prime area between Seminyak, Canggu, and Kerobokan—ideal for both living and investment. Just minutes from Berawa Beach and Bumbak Road, surrounded by popular cafés and restaurants such as 7AM Bakery, Nude Café, Meat Emporium, Satoshi Restaurant, Liga Tennis, and Ettore Gelato. Everything you need is close by.

Bali Exception
Bali / Umalas

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2881

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
141 m²
Land Plot
100 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C investment — short-term rental yields 6.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+1.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$63K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,379/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$128/night
50% ($64)Brixfox estimate($128/night)200% ($256)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$16,553
Airbnb data$128/night · 52% occupancy
Rental income
$128/night · 52% occ.
$24,298
Running costs (20%)
Utilities, cleaning, maintenance
-$4,860
Income tax (10%)
Indonesian rental income tax
-$2,430
Property tax
Annual property tax
-$455
Net income
6.4% ROI
$16,553

Long-Term Rental

Yearly income
$12,120
50 comps
Rental income
$1,812/mo
$17,391
Agency fee (10%)
Finder's fee per tenant
-$1,739
Vacancy (~8%)
1.5mo gap per tenancy
-$1,338
Income tax (10%)
Indonesian rental income tax
-$1,739
Property tax
Annual property tax
-$455
Net income
4.7% ROI
$12,120

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$546K$409K$273K$136K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $260KPeak 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 14: 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
$197K
-24%
16 years remaining
Rental Income
+$88K
Total Position
$285K
+10%
1.9%/yr
Year 10
Capital Value
$112K
-57%
11 years remaining
Rental Income
+$190K
Total Position
$302K
+16%
1.5%/yr
Year 15
Capital Value
$42K
-84%
6 years remaining
Rental Income
+$308K
Total Position
$349K
+34%
2.0%/yr
Year 20
Capital Value
$6K
-98%
1 years remaining
Rental Income
+$445K
Total Position
$451K
+73%
2.8%/yr

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$128 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

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.
3.9%
$835/mo
42% occ.
5.1%
$1,107/mo
52% occ.
6.4%
$1,379/mo
current
62% occ.
7.6%
$1,652/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.