5 BEDROOM MEDITERRANEAN VILLA IN UMALAS – LEASEHOLD

5 BEDROOM MEDITERRANEAN VILLA IN UMALAS – LEASEHOLD

Umalas, Bali

$975k

Price

9.0%

ROI

5

Bedrooms

53%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 1000 m²
Build: 495 m²
Est. Revenue: $128k/yr
Avg Nightly Rate: $665

Investment Analysis

IntroductionLuxury 5-bedroom villa located in Umalas, offering a blend of Mediterranean-inspired design and modern tropical living. Set on a spacious 1,000 sqm land, this property features enclosed living spaces, large outdoor areas, and a private pool surrounded by greenery. Ideally positioned between Seminyak and Canggu, it is suitable for private residence or investment. Property HighlightsPrice:

Bali Villa Sales
Umalas / Umalas

5 BEDROOM MEDITERRANEAN VILLA IN UMALAS – LEASEHOLD

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
495 m²
Land Plot
1000 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.0% net return annually.

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The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$211K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.0%
$7,301/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.1 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)
$665/night
50% ($332)Brixfox estimate($665/night)200% ($1330)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$87,612
Airbnb data$665/night · 53% occupancy
Rental income
$665/night · 53% occ.
$127,597
Running costs (20%)
Utilities, cleaning, maintenance
-$25,519
Income tax (10%)
Indonesian rental income tax
-$12,760
Property tax
Annual property tax
-$1,706
Net income
9.0% ROI
$87,612

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$975,000
BPHTB (freehold transfer tax)$48,750
Notary & registration$1,800
Legal / due diligence$9,750
Total acquisition costs$60,300
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$86,625
($49,500–$123,750)
Furnishing & STR launch
5bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$34,900
All-in investment$1,156,825

Gross yield (asking)

13.1%

True gross yield (all-in)

11.0%

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

Freehold — 4%/yr appreciation in Umalas.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $975K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$465K
Total Position
$1.7M
+69%
11.1%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$1.0M
Total Position
$2.4M
+151%
9.6%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$2.4M
Total Position
$4.5M
+361%
7.9%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$4.2M
Total Position
$7.3M
+652%
7.0%/yr

Location

Umalas

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$665 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $665 — positioned in the top tier
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
5.5%
$4,469/mo
43% occ.
7.2%
$5,885/mo
53% occ.
9.0%
$7,301/mo
current
63% occ.
10.7%
$8,717/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.