Beautiful Japanese-Scandinavian Villa in Umalas

Beautiful Japanese-Scandinavian Villa in Umalas

Bali, Bali

$1.1M

Price

2.2%

ROI

3

Bedrooms

44%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 610 m²
Build: 250 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $238

Investment Analysis

Located in Umalas, this beautifully designed 3-bedroom villa is built on 6.1 Are of land with a 250 sqm building size, offering a peaceful setting surrounded by greenery while remaining close to cafes, restaurants, and lifestyle destinations in Canggu and Seminyak.

Propertia
Bali / Umalas - Bumbak
Commercial Zone
Long Lease

Beautiful Japanese-Scandinavian Villa in Umalas

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
250 m²
Land Plot
610 m²
Tenure
Lease 56yr
Yield Curve Status

Grade C+ investment — long-term rental yields 3.4% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$182K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$2,067/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$238/night
50% ($119)Brixfox estimate($238/night)200% ($476)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$24,807
Airbnb data$238/night · 44% occupancy
Rental income
$238/night · 44% occ.
$38,294
Running costs (20%)
Utilities, cleaning, maintenance
-$7,659
Income tax (10%)
Indonesian rental income tax
-$3,829
Property tax
Annual property tax
-$1,998
Net income
2.2% ROI
$24,807

Long-Term Rental

Yearly income
$39,030
50 comps
Rental income
$5,911/mo
$56,742
Agency fee (10%)
Finder's fee per tenant
-$5,674
Vacancy (~8%)
1.5mo gap per tenancy
-$4,365
Income tax (10%)
Indonesian rental income tax
-$5,674
Property tax
Annual property tax
-$1,998
Net income
3.4% ROI
$39,030

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

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$1,141,975
BPHTB (freehold transfer tax)$57,099
Notary & registration$1,800
Legal / due diligence$11,420
Total acquisition costs$70,319
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$43,750
($25,000–$62,500)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$24,300
All-in investment$1,280,344

Gross yield (asking)

3.4%

True gross yield (all-in)

3.0%

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 56 years remaining.

$4.7M$3.5M$2.3M$1.2M$0Yr 0Yr 10Yr 20Yr 30Yr 40Yr 50Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 31 ($2.6M)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 30: 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
$1.3M
+16%
51 years remaining
Rental Income
+$132K
Total Position
$1.5M
+27%
5.0%/yr
Year 10
Capital Value
$1.5M
+34%
46 years remaining
Rental Income
+$284K
Total Position
$1.8M
+59%
4.8%/yr
Year 15
Capital Value
$1.8M
+56%
41 years remaining
Rental Income
+$461K
Total Position
$2.2M
+96%
4.6%/yr
Year 20
Capital Value
$2.1M
+81%
36 years remaining
Rental Income
+$667K
Total Position
$2.7M
+139%
4.5%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$238 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
610 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
56 years remaining on lease

Top Highlights

Premium nightly rate of $238 — positioned in the top tier
Generous 610 m² land — room for expansion or amenities
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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%
$1,355/mo
40% occ.
2.0%
$1,862/mo
44% occ.
2.2%
$2,067/mo
current
54% occ.
2.7%
$2,574/mo

Lease Timeline

56 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.