Modern 2-Bedroom Villa in Central Umalas – Smart Leasehold Investment

Modern 2-Bedroom Villa in Central Umalas – Smart Leasehold Investment

Bali, Bali

$352k

Price

4.5%

ROI

2

Bedrooms

61%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 215 m²
Build: 140 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $104

Investment Analysis

Located in the highly desirable area of Umalas, this modern 2-bedroom villa offers a practical and stylish living space with excellent access to popular cafés, beaches, and amenities.

Villas of Bali
Bali / Umalas

Modern 2-Bedroom Villa in Central Umalas – Smart Leasehold Investment

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
140 m²
Land Plot
215 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C investment — long-term rental yields 8.4% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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.

Pro members get full score breakdown with AI recommendations
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
-2.6%
-$46K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,295/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$104/night
50% ($52)Brixfox estimate($104/night)200% ($208)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$15,541
Airbnb data$104/night · 61% occupancy
Rental income
$104/night · 61% occ.
$23,081
Running costs (20%)
Utilities, cleaning, maintenance
-$4,616
Income tax (10%)
Indonesian rental income tax
-$2,308
Property tax
Annual property tax
-$616
Net income
4.4% ROI
$15,541

Long-Term Rental

Yearly income
$29,633
50 comps
Rental income
$4,358/mo
$41,834
Agency fee (10%)
Finder's fee per tenant
-$4,183
Vacancy (~8%)
1.5mo gap per tenancy
-$3,218
Income tax (10%)
Indonesian rental income tax
-$4,183
Property tax
Annual property tax
-$616
Net income
8.4% ROI
$29,633

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$580K$435K$290K$145K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $352KPeak 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 18: 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
$306K
-13%
18 years remaining
Rental Income
+$83K
Total Position
$388K
+10%
2.0%/yr
Year 10
Capital Value
$197K
-44%
13 years remaining
Rental Income
+$178K
Total Position
$375K
+7%
0.6%/yr
Year 15
Capital Value
$91K
-74%
8 years remaining
Rental Income
+$289K
Total Position
$380K
+8%
0.5%/yr
Year 20
Capital Value
$23K
-94%
3 years remaining
Rental Income
+$418K
Total Position
$440K
+25%
1.1%/yr

Location

Bali

Umalas, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Average
$104 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
215 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near 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

41% occ.
2.9%
$853/mo
51% occ.
3.7%
$1,074/mo
61% occ.
4.4%
$1,295/mo
current
71% occ.
5.2%
$1,516/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.