Villa with Pool and Spacious Garden – Leasehold – Umalas Area

Villa with Pool and Spacious Garden – Leasehold – Umalas Area

Bali, Bali

$444k

Price

11.2%

ROI

5

Bedrooms

80%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 259 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $253

Investment Analysis

This 4+1 bedroom villa is located in Umalas on approximately 500 sqm of land, positioned between Canggu and Seminyak. Built in 2019 and recently zoned for tourism, the property is eligible for a Pondok Wisata license, making it suitable for both private residence and rental investment in a strategic residential area.

Villas of Bali
Bali / Umalas

Villa with Pool and Spacious Garden – Leasehold – Umalas Area

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
259 m²
Land Plot
500 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B investment — short-term rental yields 11.5% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+3.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$173K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$4,243/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$253/night
50% ($126)Brixfox estimate($253/night)200% ($505)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$50,911
Airbnb data$253/night · 80% occupancy
Rental income
$253/night · 80% occ.
$73,842
Running costs (20%)
Utilities, cleaning, maintenance
-$14,768
Income tax (10%)
Indonesian rental income tax
-$7,384
Property tax
Annual property tax
-$778
Net income
11.5% ROI
$50,911

Long-Term Rental

Yearly income
$41,213
50 comps
Rental income
$6,049/mo
$58,072
Agency fee (10%)
Finder's fee per tenant
-$5,807
Vacancy (~8%)
1.5mo gap per tenancy
-$4,467
Income tax (10%)
Indonesian rental income tax
-$5,807
Property tax
Annual property tax
-$778
Net income
9.3% ROI
$41,213

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$1.3M$956K$637K$319K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $444KPeak Capital Value: NowPaid 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 8: 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
$271K
-39%
12 years remaining
Rental Income
+$270K
Total Position
$541K
+22%
4.0%/yr
Year 10
Capital Value
$115K
-74%
7 years remaining
Rental Income
+$584K
Total Position
$699K
+57%
4.6%/yr
Year 15
Capital Value
$24K
-95%
2 years remaining
Rental Income
+$947K
Total Position
$971K
+119%
5.3%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.5% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Strong
$253 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

High rental yield at 11.5% — outperforms most Bali villas
Strong occupancy at 80% — consistent booking demand
Premium nightly rate of $253 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

60% occ.
8.6%
$3,167/mo
70% occ.
10.0%
$3,705/mo
80% occ.
11.5%
$4,243/mo
current
90% occ.
12.9%
$4,781/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.