Villa with spacious land for sale in Kerobokan

Villa with spacious land for sale in Kerobokan

Umalas, Bali

$438k

Price

11.2%

ROI

4

Bedrooms

59%

Occupancy

3 Bathrooms
Ownership: Freehold
Build: 340 m²
Est. Revenue: $75k/yr
Avg Nightly Rate: $351

Investment Analysis

This beautiful peaceful real estate is located in a great neighborhood of Kerobokan. This gorgeous villa features 4 spacious bedrooms n 3 bathrooms. I

Kibarer Property
Umalas / Umalas

Villa with spacious land for sale in Kerobokan

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
340 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 11.8% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$95K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$4,320/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 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)
$351/night
50% ($176)Brixfox estimate($351/night)200% ($703)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$51,842
Airbnb data$351/night · 59% occupancy
Rental income
$351/night · 59% occ.
$75,155
Running costs (20%)
Utilities, cleaning, maintenance
-$15,031
Income tax (10%)
Indonesian rental income tax
-$7,516
Property tax
Annual property tax
-$767
Net income
11.8% ROI
$51,842

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$438,208
BPHTB (freehold transfer tax)$21,910
Notary & registration$1,800
Legal / due diligence$4,382
Total acquisition costs$28,092
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$44,200
($27,200–$61,200)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$30,700
All-in investment$541,200

Gross yield (asking)

17.2%

True gross yield (all-in)

13.9%

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.

$4.5M$3.4M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $438K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$533K
+22%
Rental Income
+$275K
Total Position
$808K
+84%
13.0%/yr
Year 10
Capital Value
$649K
+48%
Rental Income
+$594K
Total Position
$1.2M
+184%
11.0%/yr
Year 20
Capital Value
$960K
+119%
Rental Income
+$1.4M
Total Position
$2.4M
+437%
8.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$2.5M
Total Position
$3.9M
+787%
7.5%/yr

Location

Umalas

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$351 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.8% — outperforms most villas in this market
Premium nightly rate of $351 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
7.7%
$2,824/mo
49% occ.
9.8%
$3,572/mo
59% occ.
11.8%
$4,320/mo
current
69% occ.
13.9%
$5,068/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.