Stylish 3-Bedroom Villa in Central Umalas – Great Leasehold Value

Stylish 3-Bedroom Villa in Central Umalas – Great Leasehold Value

Bali, Bali

$407k

Price

5.2%

ROI

3

Bedrooms

56%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 170 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $152

Investment Analysis

Situated in the central area of Umalas, this thoughtfully designed 3-bedroom villa offers a perfect combination of modern comfort and convenience. Ideal for a residence or investment, it provides a practical layout with easy access to Bali’s most popular destinations.

Villas of Bali
Bali / Umalas

Stylish 3-Bedroom Villa in Central Umalas – Great Leasehold Value

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
170 m²
Land Plot
250 m²
Tenure
Lease 23yr
Yield Curve Status

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

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The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
+2.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$53K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$1,753/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
19.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$152/night
50% ($76)Brixfox estimate($152/night)200% ($304)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$21,035
Airbnb data$152/night · 56% occupancy
Rental income
$152/night · 56% occ.
$31,069
Running costs (20%)
Utilities, cleaning, maintenance
-$6,214
Income tax (10%)
Indonesian rental income tax
-$3,107
Property tax
Annual property tax
-$713
Net income
5.2% ROI
$21,035

Long-Term Rental

Yearly income
$21,850
50 comps
Rental income
$3,250/mo
$31,204
Agency fee (10%)
Finder's fee per tenant
-$3,120
Vacancy (~8%)
1.5mo gap per tenancy
-$2,400
Income tax (10%)
Indonesian rental income tax
-$3,120
Property tax
Annual property tax
-$713
Net income
5.4% ROI
$21,850

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.

$785K$589K$393K$196K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $407KPeak 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
$354K
-13%
18 years remaining
Rental Income
+$112K
Total Position
$466K
+14%
2.7%/yr
Year 10
Capital Value
$228K
-44%
13 years remaining
Rental Income
+$241K
Total Position
$469K
+15%
1.4%/yr
Year 15
Capital Value
$106K
-74%
8 years remaining
Rental Income
+$391K
Total Position
$497K
+22%
1.3%/yr
Year 20
Capital Value
$26K
-94%
3 years remaining
Rental Income
+$565K
Total Position
$592K
+45%
1.9%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
250 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
Occupancy at 56% — 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

36% occ.
3.3%
$1,106/mo
46% occ.
4.2%
$1,429/mo
56% occ.
5.2%
$1,753/mo
current
66% occ.
6.1%
$2,077/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.