2 bedrooms brand new villa in Umalas

2 bedrooms brand new villa in Umalas

Bali, Bali

$241k

Price

6.9%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 172 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $144

Investment Analysis

Located in one of Umalas’ most desirable areas, this off-plan villa blends comfort, privacy, and investment potential. Designed to suit both personal use and rental income, it’s a smart choice for long-term value in Bali’s thriving property market.

Villas of Bali
Bali / Umalas

2 bedrooms brand new villa in Umalas

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
172 m²
Land Plot
200 m²
Tenure
Lease 20yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.9% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+1.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$73K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$1,563/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$144/night
50% ($72)Brixfox estimate($144/night)200% ($288)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$18,753
Airbnb data$144/night · 52% occupancy
Rental income
$144/night · 52% occ.
$27,392
Running costs (20%)
Utilities, cleaning, maintenance
-$5,478
Income tax (10%)
Indonesian rental income tax
-$2,739
Property tax
Annual property tax
-$421
Net income
7.8% ROI
$18,753

Long-Term Rental

Yearly income
$18,900
50 comps
Rental income
$2,783/mo
$26,721
Agency fee (10%)
Finder's fee per tenant
-$2,672
Vacancy (~8%)
1.5mo gap per tenancy
-$2,055
Income tax (10%)
Indonesian rental income tax
-$2,672
Property tax
Annual property tax
-$421
Net income
7.9% ROI
$18,900

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

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$240,741
BPHTB (freehold transfer tax)$12,037
Notary & registration$1,800
Legal / due diligence$2,407
Total acquisition costs$16,244
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,300
($0–$8,600)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$296,985

Gross yield (asking)

11.4%

True gross yield (all-in)

9.2%

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 20 years remaining.

$579K$435K$290K$145K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $241KPeak 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 12: 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
$167K
-30%
15 years remaining
Rental Income
+$100K
Total Position
$267K
+11%
2.1%/yr
Year 10
Capital Value
$86K
-64%
10 years remaining
Rental Income
+$215K
Total Position
$301K
+25%
2.3%/yr
Year 15
Capital Value
$25K
-90%
5 years remaining
Rental Income
+$349K
Total Position
$374K
+55%
3.0%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Umalas, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$144 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
4.7%
$949/mo
42% occ.
6.3%
$1,256/mo
52% occ.
7.8%
$1,563/mo
current
62% occ.
9.3%
$1,869/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.