Stunning villa for sale in the heart of Umalas

Stunning villa for sale in the heart of Umalas

Umalas, Bali

$504k

Price

4.7%

ROI

47%

Occupancy

Ownership: Freehold
Build: 350 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $211

Investment Analysis

This stunningly beautiful real estate is located in a peaceful neighborhood of Umalas. This marvelous villa features 3 en-suite bedrooms with 4 exquis

Kibarer Property
Umalas / Umalas

Stunning villa for sale in the heart of Umalas

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

Grade B investment — short-term rental yields 4.9% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$109K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$2,049/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
20.5 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)
$211/night
50% ($105)Brixfox estimate($211/night)200% ($422)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$24,585
Airbnb data$211/night · 47% occupancy
Rental income
$211/night · 47% occ.
$36,381
Running costs (20%)
Utilities, cleaning, maintenance
-$7,276
Income tax (10%)
Indonesian rental income tax
-$3,638
Property tax
Annual property tax
-$882
Net income
4.9% ROI
$24,585

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$503,939
BPHTB (freehold transfer tax)$25,197
Notary & registration$1,800
Legal / due diligence$5,039
Total acquisition costs$32,036
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,750
($0–$17,500)
Furnishing & STR launch
0bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$573,225

Gross yield (asking)

7.2%

True gross yield (all-in)

6.3%

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 — 4%/yr appreciation in Umalas.

$3.2M$2.4M$1.6M$806K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $504K
Capital appreciation
Property value growing at +4%/yr based on Umalas 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.
Paid back
Year 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$613K
+22%
Rental Income
+$131K
Total Position
$744K
+48%
8.1%/yr
Year 10
Capital Value
$746K
+48%
Rental Income
+$282K
Total Position
$1.0M
+104%
7.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$661K
Total Position
$1.8M
+250%
6.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.2M
Total Position
$2.8M
+456%
5.9%/yr

Location

Umalas

Umalas, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$211 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 $211 — 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 4.9% is near 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.
3.0%
$1,274/mo
40% occ.
4.1%
$1,723/mo
47% occ.
4.9%
$2,049/mo
current
57% occ.
5.9%
$2,498/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.