Villas of Bali
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Villas of Bali
Bali / Umalas
6 bedroom bedroom villa Umalas
Inventory
6 Beds
Bathrooms
6 Baths
Built Area
430 m²
Land Plot
267 m²
Tenure
Freehold
Yield Curve Status
Grade C+ investment — short-term rental yields 14.0% net return annually.
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The Investment
Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%
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
+18.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$191K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.0%
$10,263/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.2 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$773/night
50% ($387)Brixfox estimate($773/night)200% ($1547)
Occupancy
63%
10%Brixfox estimate(63%)100%
Short-Term Rental
Yearly income
$123,152
Airbnb data$773/night · 63% occupancy
Rental income
$773/night · 63% occ.
$178,138
Running costs (20%)
Utilities, cleaning, maintenance
-$35,628
Income tax (10%)
Indonesian rental income tax
-$17,814
Property tax
Annual property tax
-$1,545
Net income
14.0% ROI
$123,152
Long-Term Rental
Yearly income
$25,777
19 comps
Rental income
$3,936/mo
$37,785
Agency fee (10%)
Finder's fee per tenant
-$3,779
Vacancy (~8%)
1.5mo gap per tenancy
-$2,907
Income tax (10%)
Indonesian rental income tax
-$3,779
Property tax
Annual property tax
-$1,545
Net income
2.9% ROI
$25,777
Short-term rental earns 4.8x more but requires active management.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$654K
Total Position
$1.7M
+96%
14.4%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.4M
Total Position
$2.7M
+208%
11.9%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$3.3M
Total Position
$5.2M
+494%
9.3%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$5.9M
Total Position
$8.7M
+888%
7.9%/yr
Location
Bali
Umalas, Approximate area
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Strong
14.0% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$773 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
267 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
High rental yield at 14.0% — outperforms most Bali villas
Premium nightly rate of $773 — 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
Compact plot at 267 m² — limited expansion potential
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
43% occ.
9.5%
$6,970/mo
53% occ.
11.7%
$8,616/mo
63% occ.
14.0%
$10,263/mo
current
73% occ.
16.2%
$11,909/mo
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.