5 Bedrooms nature-loving villa in Umalas

5 Bedrooms nature-loving villa in Umalas

Berawa, Bali

$972k

Price

6.6%

ROI

5

Bedrooms

33%

Occupancy

5 Bathrooms
Ownership: Leasehold
Land: 950 m²
Build: 239 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $791

Investment Analysis

This spacious 5-bedroom villa is located in Umalas, a highly sought-after area popular among expat families. Just minutes from the vibrant cafés and restaurants of Bumbak and only 7 minutes from international schools such as ProEd and Canggu Community School, the villa offers both convenience and a peaceful natural atmosphere. Set on a generous 950

5-bedroom leasehold villa in Berawa — photo 1 of 5
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5-bedroom leasehold villa in Berawa — photo 3 of 5
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5 Bedrooms nature-loving villa in Umalas

Berawa · Umalas · Ref BF-7489 Source verified · VillasofBali · listed 29 May 2026
Asking price · Leasehold
$971,700
Inquire — direct to agent
Ownership
Leasehold
Bedrooms
5
Bathrooms
5
Built area
239 m²
Land
950 m²
Brixfox Score 58 · C+ Leasehold · 20.42 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Modelled from Airbnb listings we track across Berawa — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 20.42 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.3%
$35,413 net operating income /yr
Gross yield · all-in basis
8.9%
−5.6 pts in operating costs & local taxes
After lease amortisation:-1.6%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
$791
Asking-price basis
Expected occupancy
33%
Full-year Brixfox rentalizer estimate
Projected annual revenue
$94,407
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.2% of price, auto-calculated
$21,234
Lease transfer & notarial admin (~1%)$9,717
Notary & registration$1,800
Legal fees$9,717
Renovation budget· Estimated from finish level — mid-range usually needs light refresh.
$
Furniture & STR launch· default ≈ $6,980/bedroom
$
All-in investment
$1,058,904
+9.0% over asking

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Berawa

Umalas, Pin from agency listing

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$791 per night
Visual Appeal
Strong
8/10 visual appeal
Size & Space
Strong
950 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20.42 years remaining on lease

Top Highlights

Premium nightly rate of $791 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates
Generous 950 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 33% — factor in seasonal gaps

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

30% occ.
6.1%
$4,912/mo
40% occ.
8.1%
$6,597/mo
33% occ.
6.6%
$5,365/mo
current
43% occ.
8.7%
$7,050/mo

Lease Timeline

20.42 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5.4 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
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

20%
Management fee
of rental revenue — already in your Managed figures

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
of rental revenue — already in your Managed figures

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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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.