AMAZING TROPICAL INSPIRED VILLA IN THE HEART OF BUMBAK

AMAZING TROPICAL INSPIRED VILLA IN THE HEART OF BUMBAK

Bali, Bali

$207k

Price

8.9%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 130 m²
Build: 110 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $141

Investment Analysis

Nestled in the heart of Bumbak, this exquisite villa offers the perfect fusion of tranquility and convenience. Just a short drive from the vibrant Canggu area and a mere 10-minute journey to Berawa Beach, this property is build on 1.3 Are of land, boasting a beautifully designed 110 Sqm two-level building.

Propertia
Bali / Umalas - Bumbak

AMAZING TROPICAL INSPIRED VILLA IN THE HEART OF BUMBAK

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110 m²
Land Plot
130 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.8% 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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$217 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$1,584/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
10.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$141/night
50% ($70)Brixfox estimate($141/night)200% ($282)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$19,008
Airbnb data$141/night · 54% occupancy
Rental income
$141/night · 54% occ.
$27,671
Running costs (20%)
Utilities, cleaning, maintenance
-$5,534
Income tax (10%)
Indonesian rental income tax
-$2,767
Property tax
Annual property tax
-$362
Net income
9.2% ROI
$19,008

Long-Term Rental

Yearly income
$24,434
50 comps
Rental income
$3,572/mo
$34,292
Agency fee (10%)
Finder's fee per tenant
-$3,429
Vacancy (~8%)
1.5mo gap per tenancy
-$2,638
Income tax (10%)
Indonesian rental income tax
-$3,429
Property tax
Annual property tax
-$362
Net income
11.8% ROI
$24,434

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$206,790
BPHTB (freehold transfer tax)$10,340
Notary & registration$1,800
Legal / due diligence$2,068
Total acquisition costs$14,208
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,750
($0–$5,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$259,448

Gross yield (asking)

13.4%

True gross yield (all-in)

10.7%

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 27 years remaining.

$890K$667K$445K$222K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $207KPeak Capital Value: Yr 2 ($210K)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 10: 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
$207K
-0%
22 years remaining
Rental Income
+$101K
Total Position
$307K
+49%
8.3%/yr
Year 10
Capital Value
$169K
-19%
17 years remaining
Rental Income
+$218K
Total Position
$386K
+87%
6.5%/yr
Year 15
Capital Value
$103K
-50%
12 years remaining
Rental Income
+$354K
Total Position
$456K
+121%
5.4%/yr
Year 20
Capital Value
$44K
-79%
7 years remaining
Rental Income
+$511K
Total Position
$554K
+168%
5.1%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.2% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 9.2% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
5.7%
$984/mo
44% occ.
7.4%
$1,284/mo
54% occ.
9.2%
$1,584/mo
current
64% occ.
10.9%
$1,884/mo

Lease Timeline

27 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.