4-Bedroom Villa in Umalas, Canggu – Elegant Modern Villa

4-Bedroom Villa in Umalas, Canggu – Elegant Modern Villa

Bali, Bali

$290k

Price

12.8%

ROI

4

Bedrooms

50%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 175 m²
Build: 167 m²
Est. Revenue: $77k/yr
Avg Nightly Rate: $421

Investment Analysis

A 4-bedroom leasehold villa in Umalas, Canggu, scheduled for completion in October 2025 and delivered fully turnkey with furniture, fixtures, and appliances.

Villas of Bali
Bali / Umalas

4-Bedroom Villa in Umalas, Canggu – Elegant Modern Villa

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
167 m²
Land Plot
175 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 18.4% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$23K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.4%
$4,455/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.4 yr
Rental only

Income Breakdown

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

Short-Term Rental

Yearly income
$53,455
Airbnb data$421/night · 50% occupancy
Rental income
$421/night · 50% occ.
$77,090
Running costs (20%)
Utilities, cleaning, maintenance
-$15,418
Income tax (10%)
Indonesian rental income tax
-$7,709
Property tax
Annual property tax
-$508
Net income
18.4% ROI
$53,455

Long-Term Rental

Yearly income
$25,479
50 comps
Rental income
$3,744/mo
$35,939
Agency fee (10%)
Finder's fee per tenant
-$3,594
Vacancy (~8%)
1.5mo gap per tenancy
-$2,765
Income tax (10%)
Indonesian rental income tax
-$3,594
Property tax
Annual property tax
-$508
Net income
8.8% ROI
$25,479

Short-term rental earns 2.1x 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$290,123
BPHTB (freehold transfer tax)$14,506
Notary & registration$1,800
Legal / due diligence$2,901
Total acquisition costs$19,207
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,175
($0–$8,350)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$363,605

Gross yield (asking)

26.6%

True gross yield (all-in)

21.2%

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

Leasehold with 24 years remaining.

$2.1M$1.6M$1.1M$529K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $290KPeak Capital Value: NowPaid 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 6: 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
$267K
-8%
19 years remaining
Rental Income
+$284K
Total Position
$551K
+90%
13.7%/yr
Year 10
Capital Value
$179K
-38%
14 years remaining
Rental Income
+$613K
Total Position
$792K
+173%
10.6%/yr
Year 15
Capital Value
$88K
-70%
9 years remaining
Rental Income
+$994K
Total Position
$1.1M
+273%
9.2%/yr
Year 20
Capital Value
$24K
-92%
4 years remaining
Rental Income
+$1.4M
Total Position
$1.5M
+403%
8.4%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.4% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$421 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
175 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 18.4% — outperforms most villas in this market
Premium nightly rate of $421 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
11.0%
$2,664/mo
40% occ.
14.7%
$3,559/mo
50% occ.
18.4%
$4,455/mo
current
60% occ.
22.1%
$5,350/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.