Stunning traditional villa with spacious land for sale in Umalas

Stunning traditional villa with spacious land for sale in Umalas

Berawa, Bali

$1.4M

Price

1.5%

ROI

43%

Occupancy

Ownership: Freehold
Build: 830 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $209

Investment Analysis

This beautiful stunning freehold multilevel real estate is located in a peaceful neighborhood of Umalas. This villa features 6 spacious cozy en-suite

Kibarer Property
Berawa / Berawa

Stunning traditional villa with spacious land for sale in Umalas

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
830 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.5% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$551K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$1,727/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
66.1 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$209/night
50% ($105)Brixfox estimate($209/night)200% ($419)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$20,718
Airbnb data$209/night · 43% occupancy
Rental income
$209/night · 43% occ.
$33,021
Running costs (20%)
Utilities, cleaning, maintenance
-$6,604
Income tax (10%)
Indonesian rental income tax
-$3,302
Property tax
Annual property tax
-$2,396
Net income
1.5% ROI
$20,718

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,369,399
BPHTB (freehold transfer tax)$68,470
Notary & registration$1,800
Legal / due diligence$13,694
Total acquisition costs$83,964
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$20,750
($0–$41,500)
Furnishing & STR launch
0bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$1,502,613

Gross yield (asking)

2.4%

True gross yield (all-in)

2.2%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 7%/yr appreciation in Berawa.

$13.1M$9.8M$6.6M$3.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.4M
Capital appreciation
Property value growing at +7%/yr based on Berawa market trends.
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.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+40%
Rental Income
+$110K
Total Position
$2.0M
+48%
8.2%/yr
Year 10
Capital Value
$2.7M
+97%
Rental Income
+$238K
Total Position
$2.9M
+114%
7.9%/yr
Year 20
Capital Value
$5.3M
+287%
Rental Income
+$557K
Total Position
$5.9M
+328%
7.5%/yr
Year 30
Capital Value
$10.4M
+661%
Rental Income
+$986K
Total Position
$11.4M
+733%
7.3%/yr

Location

Berawa

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$209 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $209 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.0%
$1,137/mo
40% occ.
1.4%
$1,583/mo
43% occ.
1.5%
$1,727/mo
current
53% occ.
1.9%
$2,172/mo

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.