2-Bedroom Villa in Central Umalas – Affordable Leasehold Gem

2-Bedroom Villa in Central Umalas – Affordable Leasehold Gem

Bali, Bali

$346k

Price

6.3%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 215 m²
Build: 140 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $167

Investment Analysis

Perfectly positioned in the heart of Umalas, this 2-bedroom villa offers a smart layout, stylish finishes, and a peaceful setting. Ideal for couples, small families, or savvy investors, this property provides excellent value with long leasehold security in a high-demand area.

Villas of Bali
Bali / Umalas

2-Bedroom Villa in Central Umalas – Affordable Leasehold Gem

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

Grade C+ investment — short-term rental yields 6.4% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+3.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$45K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,833/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
15.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$167/night
50% ($83)Brixfox estimate($167/night)200% ($333)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$21,991
Airbnb data$167/night · 53% occupancy
Rental income
$167/night · 53% occ.
$32,280
Running costs (20%)
Utilities, cleaning, maintenance
-$6,456
Income tax (10%)
Indonesian rental income tax
-$3,228
Property tax
Annual property tax
-$605
Net income
6.4% ROI
$21,991

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$345,679
BPHTB (freehold transfer tax)$17,284
Notary & registration$1,800
Legal / due diligence$3,457
Total acquisition costs$22,541
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,500
($0–$7,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$407,420

Gross yield (asking)

9.3%

True gross yield (all-in)

7.9%

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 23 years remaining.

$821K$616K$410K$205K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $346KPeak 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 14: 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
$301K
-13%
18 years remaining
Rental Income
+$117K
Total Position
$417K
+21%
3.8%/yr
Year 10
Capital Value
$194K
-44%
13 years remaining
Rental Income
+$252K
Total Position
$446K
+29%
2.6%/yr
Year 15
Capital Value
$90K
-74%
8 years remaining
Rental Income
+$409K
Total Position
$499K
+44%
2.5%/yr
Year 20
Capital Value
$22K
-94%
3 years remaining
Rental Income
+$591K
Total Position
$613K
+77%
2.9%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
215 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
3.9%
$1,123/mo
43% occ.
5.1%
$1,478/mo
53% occ.
6.4%
$1,833/mo
current
63% occ.
7.6%
$2,188/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.