Stunning 4-Bedroom Designer Villa in Umalas

Stunning 4-Bedroom Designer Villa in Umalas

Bali, Bali

$537k

Price

11.0%

ROI

4

Bedrooms

68%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 375 m²
Build: 299 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $352

Investment Analysis

Discover unparalleled luxury in the heart of Bali’s prestigious Umalas neighborhood. This four-bedroom villa offers a rare fusion of brutalist-inspired stone architecture and tropical design elements, with expansive living spaces, stunning views, and exceptional attention to detail.

Villas of Bali
Bali / Umalas

Stunning 4-Bedroom Designer Villa in Umalas

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
299 m²
Land Plot
375 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 11.1% net return annually.

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The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$16K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$4,987/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
9.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$352/night
50% ($176)Brixfox estimate($352/night)200% ($704)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$59,842
Airbnb data$352/night · 68% occupancy
Rental income
$352/night · 68% occ.
$86,831
Running costs (20%)
Utilities, cleaning, maintenance
-$17,366
Income tax (10%)
Indonesian rental income tax
-$8,683
Property tax
Annual property tax
-$940
Net income
11.1% ROI
$59,842

Long-Term Rental

Yearly income
$37,117
50 comps
Rental income
$5,482/mo
$52,631
Agency fee (10%)
Finder's fee per tenant
-$5,263
Vacancy (~8%)
1.5mo gap per tenancy
-$4,049
Income tax (10%)
Indonesian rental income tax
-$5,263
Property tax
Annual property tax
-$940
Net income
6.9% ROI
$37,117

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$3.1M$2.3M$1.6M$778K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $537KPeak Capital Value: Yr 4 ($555K)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 9: 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
$553K
+3%
24 years remaining
Rental Income
+$318K
Total Position
$870K
+62%
10.1%/yr
Year 10
Capital Value
$508K
-5%
19 years remaining
Rental Income
+$686K
Total Position
$1.2M
+122%
8.3%/yr
Year 15
Capital Value
$342K
-36%
14 years remaining
Rental Income
+$1.1M
Total Position
$1.5M
+171%
6.9%/yr
Year 20
Capital Value
$168K
-69%
9 years remaining
Rental Income
+$1.6M
Total Position
$1.8M
+231%
6.2%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.1% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$352 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Good
375 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 11.1% — outperforms most Bali villas
Premium nightly rate of $352 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

48% occ.
7.8%
$3,489/mo
58% occ.
9.5%
$4,238/mo
68% occ.
11.1%
$4,987/mo
current
78% occ.
12.8%
$5,736/mo

Lease Timeline

29 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.