A Place to Call Home in Bali

A Place to Call Home in Bali

Bali, Bali

$395k

Price

5.3%

ROI

3

Bedrooms

54%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 510 m²
Build: 230 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $157

Investment Analysis

This renovated 3 bedroom villa is located in Umalas within a secure one gate complex, set on 510 sqm of land with 230 sqm of building size. Offering flexible indoor outdoor living, landscaped garden, and C-1 zoning, the property is suitable for private residence or licensed rental investment between Seminyak and Canggu.

Villas of Bali
Bali / Umalas

A Place to Call Home in Bali

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
230 m²
Land Plot
510 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C investment — short-term rental yields 5.3% net return annually.

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The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
-1.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$141K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,751/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$157/night
50% ($79)Brixfox estimate($157/night)200% ($314)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$21,014
Airbnb data$157/night · 54% occupancy
Rental income
$157/night · 54% occ.
$31,007
Running costs (20%)
Utilities, cleaning, maintenance
-$6,201
Income tax (10%)
Indonesian rental income tax
-$3,101
Property tax
Annual property tax
-$691
Net income
5.3% ROI
$21,014

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$566K$424K$283K$141K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $395KPeak Capital Value: NowPaid back
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 16: 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
$254K
-36%
13 years remaining
Rental Income
+$112K
Total Position
$366K
-7%
-1.5%/yr
Year 10
Capital Value
$118K
-70%
8 years remaining
Rental Income
+$241K
Total Position
$359K
-9%
-1.0%/yr
Year 15
Capital Value
$29K
-93%
3 years remaining
Rental Income
+$391K
Total Position
$420K
+6%
0.4%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.3% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$157 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
510 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

Generous 510 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
3.3%
$1,079/mo
44% occ.
4.3%
$1,413/mo
54% occ.
5.3%
$1,747/mo
current
64% occ.
6.3%
$2,082/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 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.