Villas of Bali
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Villas of Bali
Bali / Umalas
Elegant Contemporary Villas in Umalas, Bali
Inventory
4 Beds
Bathrooms
0 Baths
Built Area
380 m²
Land Plot
655 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — long-term rental yields 3.4% net return annually.
Go to Source via Villas of Bali
The Investment
Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%
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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$314K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$3,250/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
37.2 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$239/night
50% ($120)Brixfox estimate($239/night)200% ($478)
Occupancy
68%
10%Brixfox estimate(68%)100%
Short-Term Rental
Yearly income
$39,002
Airbnb data$239/night · 68% occupancy
Rental income
$239/night · 68% occ.
$59,343
Running costs (20%)
Utilities, cleaning, maintenance
-$11,869
Income tax (10%)
Indonesian rental income tax
-$5,934
Property tax
Annual property tax
-$2,539
Net income
2.7% ROI
$39,002
Long-Term Rental
Yearly income
$49,512
50 comps
Rental income
$7,498/mo
$71,985
Agency fee (10%)
Finder's fee per tenant
-$7,199
Vacancy (~8%)
1.5mo gap per tenancy
-$5,537
Income tax (10%)
Indonesian rental income tax
-$7,199
Property tax
Annual property tax
-$2,539
Net income
3.4% ROI
$49,512
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$207K
Total Position
$2.0M
+36%
6.3%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$447K
Total Position
$2.6M
+79%
6.0%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$1.0M
Total Position
$4.2M
+191%
5.5%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$1.9M
Total Position
$6.6M
+352%
5.2%/yr
Location
Bali
Umalas, Approximate area
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
655 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $239 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 655 m² land — room for expansion or amenities
Watch Out
Secondary location — rental demand may be lower than premium areas
Yield of 2.7% is below the market average — model your cashflow carefully
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.
1.8%
$2,232/mo
58% occ.
2.3%
$2,741/mo
68% occ.
2.7%
$3,250/mo
current
78% occ.
3.1%
$3,759/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.