Tropical Grandeur Meets Contemporary Chic: A 6-Bedroom Sanctuary in Umalas

Tropical Grandeur Meets Contemporary Chic: A 6-Bedroom Sanctuary in Umalas

Umalas, Bali

$1.6M

Price

6

Bedrooms

51%

Occupancy

7 Bathrooms
Ownership: Leasehold
Land: 2600 m²
Build: 637 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $314

Cost to reproduce & long-term let

Long-term rental alternative: ~$88k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Umalas

  • Expected occupancy of 51% compares with a 66% median across 453 tracked Umalas villas.
  • Its expected nightly rate of $314 sits above the Umalas median of $131.
  • Brixfox ranks its projected net yield in the bottom half of the 450 live Umalas listings it tracks.
How Brixfox computes these figures

Investment Analysis

Discover a 6BR tropical contemporary sanctuary in Umalas for sale leasehold, blending grandeur, modern design and serene Bali living.

Price
$1,600,000
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6-bedroom leasehold villa in Umalas — photo 1 of 5
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Tropical Grandeur Meets Contemporary Chic: A 6-Bedroom Sanctuary in Umalas

Umalas · Ref BF-562725Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$1,600,000
Listed 113 days ago
Net yield
0.7%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 28 yrs, with no resale value
Inquire about this property
  • 91% above the Umalas median for 6-bedroom villas
Mixed caseBrixfox read · from this listing's stored figures

This 6-bedroom Umalas villa offers a 0.7% net yield based on 61 Airbnb comparables, reflecting a low-return profile for a remote short-term rental investment.

Why
Strengths
  • •Large 2600 m² land plot and 637 m² built area provide significant scale for a 6-bedroom sanctuary.
  • •High confidence in the yield projection due to a deep, consistent set of 61 nearby Airbnb comparables.
  • •Projected annual revenue of $58,933 is supported by an average daily rate of $314.
Risks
  • •Net yield of 0.7% is 2.3 points below the 3% net yield available from a long-term let alternative.
  • •Leasehold ownership has 28 years remaining with no resale value at the end of the term.
  • •Zoning for the property has not been checked, posing a potential regulatory risk for the investment.

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 12 Nov 2026.

Ownership
Leasehold
Bedrooms
6
Bathrooms
7
Built area
637 m²
Land
2600 m²
Brixfox Score 61 · C+· top 85% Leasehold · 28 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 28 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
0.7%
$12,271 net operating income /yr
Gross yield · all-in basis
3.5%
−2.8 pts in operating costs & local taxes
After lease amortisation:-2.9%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 138.4 of 28 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Umalas — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

0%booked
—rating
0reviews
$1587asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Recently it was booked 0% of nights, and it asks $1587/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$314
Expected booked rate (market-calibrated)
Expected occupancy
51%
Full-year estimate, market-calibrated
Projected annual revenue
$58,933
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
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N
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Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.1% of price, auto-calculated
$33,800
Lease transfer & notarial admin (~1%)$16,000
Notary & registration$1,800
Legal fees$16,000
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default ≈ $10,750/bedroom
$
All-in investment
$1,698,300
+6.1% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$58,933
Management fee
% of revenue−$11,787
OTA / channel fees
% of revenue−$2,947
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$2,357
Utilities, insurance & consumables
% of revenue−$4,715
Lodging / tourist tax
% of revenue−$5,893
Maintenance reserve
% of price−$16,000
Annual property tax
% of price−$1,600
Local income tax
% of profit−$1,363
Net operating income
$12,271/yr
Net yield on all-in investment
0.7%
Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 28 yrs remaining−$60,654/yr
Net yield after lease amortisation-2.9%
Payback vs remaining term138.4 yrs of 28 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$88k/yr gross rent3.0% net yieldMedium confidence

Long-term letting projected to outperform short-term by 2.3 points.

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Umalas

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Verdict

Score, and what could go wrong

Brixfox Score

61C+
LocationAverage
Emerging or secondary location
Rental YieldWeak
0.7% net yield on all-in cost
OccupancyAverage
51% average occupancy
Nightly RateStrong
$314 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceStrong
2600 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
28 years remaining on lease
Premium nightly rate of $314 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Generous 2600 m² land — room for expansion or amenities
Secondary location — rental demand may be lower than premium areas
Net yield of 0.7% (fully managed, on all-in cost) is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy31%$1,3320.1%
-10 pts occupancy41%$6,8010.4%
Expected51%$12,2700.7%
+10 pts occupancy61%$17,7391.0%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway28 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback142.9 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This 6-bedroom Umalas villa offers a 0.7% net yield based on 61 Airbnb comparables, reflecting a low-return profile for a remote short-term rental investment.

Strengths
  • •Large 2600 m² land plot and 637 m² built area provide significant scale for a 6-bedroom sanctuary.
  • •High confidence in the yield projection due to a deep, consistent set of 61 nearby Airbnb comparables.
  • •Projected annual revenue of $58,933 is supported by an average daily rate of $314.
Risks
  • •Net yield of 0.7% is 2.3 points below the 3% net yield available from a long-term let alternative.
  • •Leasehold ownership has 28 years remaining with no resale value at the end of the term.
  • •Zoning for the property has not been checked, posing a potential regulatory risk for the investment.

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.