INCREDIBLE 3 BEDROOM VILLA IN BUMBAK GREAT VALUE AND RARE OPPORTUNITY

INCREDIBLE 3 BEDROOM VILLA IN BUMBAK GREAT VALUE AND RARE OPPORTUNITY

Bali, Bali

$392k

Price

4.7%

ROI

3

Bedrooms

49%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 360 m²
Build: 181 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $264

Investment Analysis

Located in the highly sought-after area of Bumbak, this exquisite 3-bedroom villa offers privacy, and convenience at an incredible price, a rare opportunity in this prime neighborhood.

Propertia
Bali / Umalas - Bumbak

INCREDIBLE 3 BEDROOM VILLA IN BUMBAK GREAT VALUE AND RARE OPPORTUNITY

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
181 m²
Land Plot
360 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — long-term rental yields 8.3% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$32K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$2,679/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$264/night
50% ($132)Brixfox estimate($264/night)200% ($528)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$32,153
Airbnb data$264/night · 49% occupancy
Rental income
$264/night · 49% occ.
$46,913
Running costs (20%)
Utilities, cleaning, maintenance
-$9,383
Income tax (10%)
Indonesian rental income tax
-$4,691
Property tax
Annual property tax
-$686
Net income
8.2% ROI
$32,153

Long-Term Rental

Yearly income
$32,346
50 comps
Rental income
$4,759/mo
$45,682
Agency fee (10%)
Finder's fee per tenant
-$4,568
Vacancy (~8%)
1.5mo gap per tenancy
-$3,514
Income tax (10%)
Indonesian rental income tax
-$4,568
Property tax
Annual property tax
-$686
Net income
8.3% ROI
$32,346

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.3M$955K$636K$318K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $392KPeak 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 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
$360K
-8%
19 years remaining
Rental Income
+$171K
Total Position
$531K
+35%
6.3%/yr
Year 10
Capital Value
$242K
-38%
14 years remaining
Rental Income
+$369K
Total Position
$611K
+56%
4.5%/yr
Year 15
Capital Value
$119K
-70%
9 years remaining
Rental Income
+$598K
Total Position
$717K
+83%
4.1%/yr
Year 20
Capital Value
$33K
-92%
4 years remaining
Rental Income
+$864K
Total Position
$897K
+129%
4.2%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$264 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
360 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 8.2% — outperforms most Bali villas
Premium nightly rate of $264 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
5.0%
$1,628/mo
40% occ.
6.7%
$2,190/mo
49% occ.
8.2%
$2,679/mo
current
59% occ.
9.9%
$3,241/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.