MODERN FUTURISTIC 1 BEDROOM FOR SALE LEASEHOLD IN TEGAL CUPEK BE-1827

MODERN FUTURISTIC 1 BEDROOM FOR SALE LEASEHOLD IN TEGAL CUPEK BE-1827

Umalas, Bali

$280k

Price

4.5%

ROI

1

Bedrooms

36%

Occupancy

1 Bathrooms
Ownership: Freehold
Land: 250 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $141

Investment Analysis

This Villa BE- 1827 located in Umalas is for sale with Leasehold ownership for EUR269,033, IDR4,580,798,531

Bali Exception
Umalas / Umalas

MODERN FUTURISTIC 1 BEDROOM FOR SALE LEASEHOLD IN TEGAL CUPEK BE-1827

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

Grade B investment — short-term rental yields 4.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$61K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,042/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.4 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)
$141/night
50% ($70)Brixfox estimate($141/night)200% ($281)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$12,501
Airbnb data$141/night · 36% occupancy
Rental income
$141/night · 36% occ.
$18,558
Running costs (20%)
Utilities, cleaning, maintenance
-$3,712
Income tax (10%)
Indonesian rental income tax
-$1,856
Property tax
Annual property tax
-$490
Net income
4.5% ROI
$12,501

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$280,000
BPHTB (freehold transfer tax)$14,000
Notary & registration$1,800
Legal / due diligence$2,800
Total acquisition costs$18,600
RenovationMove-in ready
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$327,100

Gross yield (asking)

6.6%

True gross yield (all-in)

5.7%

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

Freehold — 4%/yr appreciation in Umalas.

$1.7M$1.3M$864K$432K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$341K
+22%
Rental Income
+$66K
Total Position
$407K
+45%
7.8%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$143K
Total Position
$558K
+99%
7.1%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$336K
Total Position
$949K
+239%
6.3%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$595K
Total Position
$1.5M
+437%
5.8%/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
Average
4.5% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
250 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
Yield of 4.5% is near 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.
3.7%
$857/mo
40% occ.
5.0%
$1,156/mo
36% occ.
4.5%
$1,042/mo
current
46% occ.
5.7%
$1,341/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.