Riverside Luxury Joglo Estate – Timeless Elegance Near Seminyak

Riverside Luxury Joglo Estate – Timeless Elegance Near Seminyak

Bali, Bali

$2.3M

Price

2.9%

ROI

6

Bedrooms

50%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1700 m²
Build: 600 m²
Est. Revenue: $98k/yr
Avg Nightly Rate: $538

Investment Analysis

Set in a prestigious riverside pocket of Umalas, just minutes from Seminyak and Berawa, this grand 6-bedroom estate offers a rare fusion of traditional Joglo architecture and modern luxury.

Villas of Bali
Bali / Umalas
Commercial Zone
Long Lease

Riverside Luxury Joglo Estate – Timeless Elegance Near Seminyak

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
600 m²
Land Plot
1700 m²
Tenure
Lease 41yr
Yield Curve Status

Grade C+ investment — long-term rental yields 5.4% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$371K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$5,387/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
36.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$538/night
50% ($269)Brixfox estimate($538/night)200% ($1076)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$64,644
Airbnb data$538/night · 50% occupancy
Rental income
$538/night · 50% occ.
$98,167
Running costs (20%)
Utilities, cleaning, maintenance
-$19,633
Income tax (10%)
Indonesian rental income tax
-$9,817
Property tax
Annual property tax
-$4,073
Net income
2.8% ROI
$64,644

Long-Term Rental

Yearly income
$126,518
19 comps
Rental income
$18,813/mo
$180,604
Agency fee (10%)
Finder's fee per tenant
-$18,060
Vacancy (~8%)
1.5mo gap per tenancy
-$13,893
Income tax (10%)
Indonesian rental income tax
-$18,060
Property tax
Annual property tax
-$4,073
Net income
5.4% ROI
$126,518

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 41 years remaining.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $2.3MPeak Capital Value: Yr 16 ($3.4M)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 25: 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
$2.7M
+16%
36 years remaining
Rental Income
+$343K
Total Position
$3.0M
+31%
5.5%/yr
Year 10
Capital Value
$3.1M
+34%
31 years remaining
Rental Income
+$741K
Total Position
$3.9M
+66%
5.2%/yr
Year 15
Capital Value
$3.3M
+43%
26 years remaining
Rental Income
+$1.2M
Total Position
$4.5M
+95%
4.6%/yr
Year 20
Capital Value
$3.3M
+41%
21 years remaining
Rental Income
+$1.7M
Total Position
$5.0M
+116%
3.9%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$538 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
1700 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
41 years remaining on lease

Top Highlights

Premium nightly rate of $538 — positioned in the top tier
Generous 1700 m² land — room for expansion or amenities
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.6%
$3,096/mo
40% occ.
2.2%
$4,242/mo
50% occ.
2.8%
$5,387/mo
current
60% occ.
3.4%
$6,532/mo

Lease Timeline

41 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.