Ultra Luxury 4BR Leasehold Off Plan Villa in Prime Umalas

Ultra Luxury 4BR Leasehold Off Plan Villa in Prime Umalas

Umalas, Bali

$750k

Price

4

Bedrooms

61%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 400 m²
Build: 400 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $201

Cost to reproduce & long-term let

Long-term rental alternative: ~$37k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Umalas

  • Expected occupancy of 61% compares with a 66% median across 453 tracked Umalas villas.
  • Its expected nightly rate of $201 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

Leasehold villa in Kerobokan, Bali. Furnished 4BR, off plan, prime location, luxury and private pool. $750k. Code: IPB01680

Price
$750,000
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4-bedroom leasehold villa in Umalas — photo 1 of 5
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Ultra Luxury 4BR Leasehold Off Plan Villa in Prime Umalas

Umalas · Ref BF-563090Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$750,000
Listed 113 days ago
Net yield
2.4%
Fully managed · Non-resident tax
Inquire about this property
  • 36% above the Umalas median for 4-bedroom villas
Weak caseBrixfox read · from this listing's stored figures

This off-plan villa represents a weak case for remote investors, offering a 2.4% net yield based on a deep set of 94 nearby Airbnb comparables.

Why
Strengths
  • •The 2.4% net yield is supported by high confidence data from a consistent set of 94 Airbnb comparables.
  • •Long-term letting provides a 2.8% net alternative for investors seeking more stable rental income.
Risks
  • •The 2.4% net yield is cash income only as the leasehold ownership model provides no resale value.
  • •The project is off-plan with unproven build quality and delivery, currently scoring 35/100.
  • •Short-term rental performance projects 0.4 points below the long-term let alternative.

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 13 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
400 m²
Land
400 m²
Brixfox Score 35 · F Lease term unverified — ask agencyFinancial analysis ↓
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
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.
2.4%
$18,890 net operating income /yr
Gross yield · all-in basis
5.8%
−3.4 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Umalas — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

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
$201
Expected booked rate (market-calibrated)
Expected occupancy
61%
Full-year estimate, market-calibrated
Projected annual revenue
$44,894
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
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· 1.2% of price, auto-calculated
$8,881
PPAT notary (lease deed)$7,500
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$773,881
+3.2% 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
$44,894
Rental management
−$8,979
Booking channel fees
−$2,245
Utilities
−$2,245
Cleaning & laundry
−$2,245
Maintenance & repairs
−$2,245
Insurance
−$1,347
Guest supplies & consumables
−$898
Property tax (PBB)
−$1,312
PPh 4(2) final tax on rent
−$4,489
Net operating income
$18,890/yr
Net yield on all-in investment
2.4%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

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: ~$37k/yr gross rent2.8% net yieldHigh confidence

The two are within 0.4 points of each other on net yield.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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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

Same net-yield basis as the financial analysis

Brixfox Score

35F
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.4% net yield on all-in cost
OccupancyGood
61% average occupancy
Nightly RateStrong
$201 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
400 m² land area
ZoningAverage
STR zoning not confirmed
TenureWeak
Leasehold — duration unverified
Premium nightly rate of $201 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Net yield of 2.4% (fully managed, on all-in cost) is near 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 occupancy41%$12,2771.6%
-10 pts occupancy51%$15,5832.0%
Expected61%$18,8902.4%
+10 pts occupancy71%$22,1962.9%

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

Lease termUnverifiedask the agency for the lease end date before relying on any valuation
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback41 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 off-plan villa represents a weak case for remote investors, offering a 2.4% net yield based on a deep set of 94 nearby Airbnb comparables.

Strengths
  • •The 2.4% net yield is supported by high confidence data from a consistent set of 94 Airbnb comparables.
  • •Long-term letting provides a 2.8% net alternative for investors seeking more stable rental income.
Risks
  • •The 2.4% net yield is cash income only as the leasehold ownership model provides no resale value.
  • •The project is off-plan with unproven build quality and delivery, currently scoring 35/100.
  • •Short-term rental performance projects 0.4 points below the long-term let alternative.

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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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.