Charming 1-Bedroom Villa in Umalas

Charming 1-Bedroom Villa in Umalas

Bali, Bali

$185k

Price

11.7%

ROI

1

Bedrooms

37%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 82 m²
Build: 43 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $131

Investment Analysis

Located in the heart of Umalas, this charming 1-bedroom villa is built on 0.82 Are of land with a 43 sqm building size. The area offers a relaxed lifestyle just minutes from popular cafés, restaurants, local markets, and key lifestyle spots between Canggu and Seminyak, a location that feels perfectly balanced between vibrant and relaxed.

Propertia
Bali / Umalas - Bumbak

Charming 1-Bedroom Villa in Umalas

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
43 m²
Land Plot
82 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.6% net return annually.

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The Investment

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

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$3K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$998/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$131/night
50% ($65)Brixfox estimate($131/night)200% ($261)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$11,980
Airbnb data$131/night · 37% occupancy
Rental income
$131/night · 37% occ.
$17,578
Running costs (20%)
Utilities, cleaning, maintenance
-$3,516
Income tax (10%)
Indonesian rental income tax
-$1,758
Property tax
Annual property tax
-$324
Net income
6.5% ROI
$11,980

Long-Term Rental

Yearly income
$19,607
50 comps
Rental income
$2,871/mo
$27,565
Agency fee (10%)
Finder's fee per tenant
-$2,756
Vacancy (~8%)
1.5mo gap per tenancy
-$2,120
Income tax (10%)
Indonesian rental income tax
-$2,756
Property tax
Annual property tax
-$324
Net income
10.6% ROI
$19,607

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$531K$398K$266K$133K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $185KPeak Capital Value: Yr 1 ($187K)Paid 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 13: 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
$182K
-2%
21 years remaining
Rental Income
+$64K
Total Position
$246K
+33%
5.8%/yr
Year 10
Capital Value
$138K
-26%
16 years remaining
Rental Income
+$137K
Total Position
$275K
+49%
4.0%/yr
Year 15
Capital Value
$78K
-58%
11 years remaining
Rental Income
+$223K
Total Position
$301K
+63%
3.3%/yr
Year 20
Capital Value
$29K
-84%
6 years remaining
Rental Income
+$322K
Total Position
$351K
+90%
3.2%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Airbnb Match Identified

Photo-verified · 92% confidence

Verified
Cozy 1BR Private Pool Villa for Two in Umalas
View on Airbnb
Match

Cozy 1BR Private Pool Villa for Two in Umalas

—Rating
77Reviews
$132/Night
View Airbnb Listing

Active Rental Income Detected

This villa is actively listed on Airbnb at $132/night with 77 reviews. This is a well-established listing with strong booking history.

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$131 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
82 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — 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

30% occ.
5.2%
$807/mo
40% occ.
7.0%
$1,085/mo
37% occ.
6.5%
$998/mo
current
47% occ.
8.3%
$1,276/mo

Lease Timeline

26 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.