3 Bedrooms Villa in Central Umalas

3 Bedrooms Villa in Central Umalas

Bali, Bali

$265k

Price

8.3%

ROI

3

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 106 m²
Build: 152 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $239

Investment Analysis

Limited-Time Offer – Exclusive Villa Promotion We are currently running a special promotional offer on our villas. For a limited time, all villas are available at USD 250,000 . Please note that this is a temporary offer . Once three villas have been sold , the prices will return to their original listing price . Exclusive Offer: For a limited time and ONLY ON REQUEST, offer our 3 Bedroom Villas for $279K – $299K . Planned to be finished in June 2025 Complex of 14 Villas, offering stylish community living. 29 years lease with extendable up to 30 years Starting from $319k USD , providing affordable luxury in a prime location. Options for 3 and 4 Bedrooms, allowing you to choose the layout that suits your lifestyle. Located in a trendy central area, close to various attractions. Two private pools for your own oasis of relaxation. Private garden for serene outdoor leisure. Rooftop lounge featuring an extra pool and kitchenette, perfect for entertaining. Modern design with high ceilings and large windows, creating a spacious feel. 24/7 Security around the villa complex Surrounded by popular beach clubs for vibrant beach life just steps away. Short distance to a variety of delicious restaurants and cafes. Close to a fitness center, sports complex, and waterpark for active living.

Villas of Bali
Bali / Central Umalas

3 Bedrooms Villa in Central Umalas

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
152 m²
Land Plot
106 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.4% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$279 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$1,864/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
11.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$239/night
50% ($120)Brixfox estimate($239/night)200% ($478)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$22,362
Airbnb data$239/night · 37% occupancy
Rental income
$239/night · 37% occ.
$32,610
Running costs (20%)
Utilities, cleaning, maintenance
-$6,522
Income tax (10%)
Indonesian rental income tax
-$3,261
Property tax
Annual property tax
-$465
Net income
8.4% ROI
$22,362

Long-Term Rental

Yearly income
$17,606
50 comps
Rental income
$2,603/mo
$24,991
Agency fee (10%)
Finder's fee per tenant
-$2,499
Vacancy (~8%)
1.5mo gap per tenancy
-$1,922
Income tax (10%)
Indonesian rental income tax
-$2,499
Property tax
Annual property tax
-$465
Net income
6.6% ROI
$17,606

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.0M$785K$523K$262K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $265KPeak Capital Value: Yr 2 ($270K)Paid 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 11: 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
$265K
-0%
22 years remaining
Rental Income
+$119K
Total Position
$384K
+45%
7.7%/yr
Year 10
Capital Value
$216K
-19%
17 years remaining
Rental Income
+$256K
Total Position
$473K
+78%
5.9%/yr
Year 15
Capital Value
$132K
-50%
12 years remaining
Rental Income
+$416K
Total Position
$548K
+106%
5.0%/yr
Year 20
Capital Value
$56K
-79%
7 years remaining
Rental Income
+$601K
Total Position
$657K
+148%
4.6%/yr

Location

Bali

Central Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
106 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most Bali villas
Premium nightly rate of $239 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — 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

30% occ.
6.7%
$1,489/mo
40% occ.
9.0%
$1,998/mo
37% occ.
8.4%
$1,864/mo
current
47% occ.
10.7%
$2,373/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.