Contemporary 4-Bedroom Residence in Umalas

Contemporary 4-Bedroom Residence in Umalas

Bali, Bali

$506k

Price

8.2%

ROI

4

Bedrooms

51%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 400 m²
Build: 210 m²
Est. Revenue: $78k/yr
Avg Nightly Rate: $421

Investment Analysis

This 4 bedroom freehold villa is located in Umalas Bumbak on 400 sqm of land with 210 sqm of building size. Offering generous indoor and outdoor living, a 12 meter pool, and full residential licensing, the property is ideal for family residence or licensed rental investment in a strategic corridor between Berawa and Seminyak.

Villas of Bali
Bali / Umalas

Contemporary 4-Bedroom Residence in Umalas

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
210 m²
Land Plot
400 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 10.6% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$110K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$4,462/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
9.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$421/night
50% ($210)Brixfox estimate($421/night)200% ($841)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$53,540
Airbnb data$421/night · 51% occupancy
Rental income
$421/night · 51% occ.
$77,752
Running costs (20%)
Utilities, cleaning, maintenance
-$15,550
Income tax (10%)
Indonesian rental income tax
-$7,775
Property tax
Annual property tax
-$886
Net income
10.6% ROI
$53,540

Long-Term Rental

Yearly income
$38,060
50 comps
Rental income
$5,610/mo
$53,861
Agency fee (10%)
Finder's fee per tenant
-$5,386
Vacancy (~8%)
1.5mo gap per tenancy
-$4,143
Income tax (10%)
Indonesian rental income tax
-$5,386
Property tax
Annual property tax
-$886
Net income
7.5% ROI
$38,060

Short-term rental earns 1.4x more but requires active management.

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$506,173
BPHTB (freehold transfer tax)$25,309
Notary & registration$1,800
Legal / due diligence$5,062
Total acquisition costs$32,171
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,250
($0–$10,500)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$593,694

Gross yield (asking)

15.4%

True gross yield (all-in)

13.1%

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 Bali.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $506K
Capital appreciation
Property value growing at +4%/yr based on Bali 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 9: 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
$616K
+22%
Rental Income
+$284K
Total Position
$900K
+78%
12.2%/yr
Year 10
Capital Value
$749K
+48%
Rental Income
+$614K
Total Position
$1.4M
+169%
10.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.4M
Total Position
$2.5M
+403%
8.4%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.5M
Total Position
$4.2M
+728%
7.3%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$421 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Premium nightly rate of $421 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
6.3%
$2,671/mo
41% occ.
8.5%
$3,566/mo
51% occ.
10.6%
$4,462/mo
current
61% occ.
12.7%
$5,357/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.