READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-3004

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-3004

Umalas, Bali

$165k

Price

6.8%

ROI

1

Bedrooms

36%

Occupancy

1 Bathrooms
Ownership: Freehold
Land: 81 m²
Est. Revenue: $16k/yr
Avg Nightly Rate: $124

Investment Analysis

This Villa BE-3004 located in Bumbak is for sale with Leasehold ownership for EUR140,298, IDR2,884,139,945

Bali Exception
Umalas / Umalas

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-3004

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
0 m²
Land Plot
81 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$36K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$938/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.7 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)
$124/night
50% ($62)Brixfox estimate($124/night)200% ($248)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$11,256
Airbnb data$124/night · 36% occupancy
Rental income
$124/night · 36% occ.
$16,493
Running costs (20%)
Utilities, cleaning, maintenance
-$3,299
Income tax (10%)
Indonesian rental income tax
-$1,649
Property tax
Annual property tax
-$289
Net income
6.8% ROI
$11,256

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$165,000
BPHTB (freehold transfer tax)$8,250
Notary & registration$1,800
Legal / due diligence$1,650
Total acquisition costs$11,700
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$194,800

Gross yield (asking)

10.0%

True gross yield (all-in)

8.5%

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.

$1.2M$923K$616K$308K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $165K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$201K
+22%
Rental Income
+$60K
Total Position
$261K
+58%
9.6%/yr
Year 10
Capital Value
$244K
+48%
Rental Income
+$129K
Total Position
$373K
+126%
8.5%/yr
Year 20
Capital Value
$362K
+119%
Rental Income
+$302K
Total Position
$664K
+302%
7.2%/yr
Year 30
Capital Value
$535K
+224%
Rental Income
+$536K
Total Position
$1.1M
+549%
6.4%/yr

Location

Umalas

Umalas, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Good
$124 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
81 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 36% — 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.
5.6%
$768/mo
40% occ.
7.5%
$1,032/mo
36% occ.
6.8%
$938/mo
current
46% occ.
8.7%
$1,202/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.