Beautiful Villa with Spacious Land for Sale in prime location of Seminyak

Beautiful Villa with Spacious Land for Sale in prime location of Seminyak

Umalas, Bali

$980k

Price

2.4%

ROI

48%

Occupancy

5 Bathrooms
Ownership: Freehold
Build: 350 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $203

Investment Analysis

This astonishing real estate is located in a central area of Seminyak. This gorgeous villa features 4 spacious and cozy en-suite bedrooms with classy

Kibarer Property
Umalas / Umalas

Beautiful Villa with Spacious Land for Sale in prime location of Seminyak

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

Grade B investment — short-term rental yields 2.4% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$212K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$1,938/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
42.2 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)
$203/night
50% ($102)Brixfox estimate($203/night)200% ($406)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$23,259
Airbnb data$203/night · 48% occupancy
Rental income
$203/night · 48% occ.
$35,678
Running costs (20%)
Utilities, cleaning, maintenance
-$7,136
Income tax (10%)
Indonesian rental income tax
-$3,568
Property tax
Annual property tax
-$1,716
Net income
2.4% ROI
$23,259

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$980,489
BPHTB (freehold transfer tax)$49,024
Notary & registration$1,800
Legal / due diligence$9,805
Total acquisition costs$60,629
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$1,078,368

Gross yield (asking)

3.6%

True gross yield (all-in)

3.3%

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.

$4.9M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $980K
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$123K
Total Position
$1.3M
+34%
6.1%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$267K
Total Position
$1.7M
+75%
5.8%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$625K
Total Position
$2.8M
+183%
5.3%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.1M
Total Position
$4.3M
+337%
5.0%/yr

Location

Umalas

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$203 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $203 — positioned in the top tier
Stunning visuals with 9/10 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 2.4% 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.
1.4%
$1,154/mo
40% occ.
1.9%
$1,586/mo
48% occ.
2.4%
$1,938/mo
current
58% occ.
2.9%
$2,370/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.