STUNNING MODERN VILLA IN UMALAS

STUNNING MODERN VILLA IN UMALAS

Bali, Bali

$249k

Price

8.0%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 143 m²
Build: 94 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $153

Investment Analysis

Welcome to these stunning modern off-plan villas, nestled in the prestigious residential area of Umalas. Just moments away from the vibrant heart of Canggu and conveniently close to trendy restaurants, shops, and International Schools, this development offers the epitome of contemporary living.

Propertia
Bali / Umalas - Bumbak

STUNNING MODERN VILLA IN UMALAS

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
94 m²
Land Plot
143 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.9% net return annually.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$1,644/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$153/night
50% ($76)Brixfox estimate($153/night)200% ($306)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$19,729
Airbnb data$153/night · 52% occupancy
Rental income
$153/night · 52% occ.
$28,806
Running costs (20%)
Utilities, cleaning, maintenance
-$5,761
Income tax (10%)
Indonesian rental income tax
-$2,881
Property tax
Annual property tax
-$435
Net income
7.9% ROI
$19,729

Long-Term Rental

Yearly income
$14,615
50 comps
Rental income
$2,168/mo
$20,814
Agency fee (10%)
Finder's fee per tenant
-$2,081
Vacancy (~8%)
1.5mo gap per tenancy
-$1,601
Income tax (10%)
Indonesian rental income tax
-$2,081
Property tax
Annual property tax
-$435
Net income
5.9% ROI
$14,615

Short-term rental earns 1.3x more but requires active management.

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$248,765
BPHTB (freehold transfer tax)$12,438
Notary & registration$1,800
Legal / due diligence$2,488
Total acquisition costs$16,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,350
($0–$4,700)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$303,541

Gross yield (asking)

11.6%

True gross yield (all-in)

9.5%

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

Leasehold with 25 years remaining.

$827K$620K$414K$207K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $249KPeak Capital Value: NowPaid back2x Return
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 11: 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
$240K
-3%
20 years remaining
Rental Income
+$105K
Total Position
$345K
+39%
6.8%/yr
Year 10
Capital Value
$167K
-33%
15 years remaining
Rental Income
+$226K
Total Position
$393K
+58%
4.7%/yr
Year 15
Capital Value
$86K
-65%
10 years remaining
Rental Income
+$367K
Total Position
$453K
+82%
4.1%/yr
Year 20
Capital Value
$25K
-90%
5 years remaining
Rental Income
+$530K
Total Position
$555K
+123%
4.1%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
143 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Stunning visuals with 9/10 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.
4.8%
$994/mo
42% occ.
6.4%
$1,319/mo
52% occ.
7.9%
$1,644/mo
current
62% occ.
9.5%
$1,969/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.