3-Bedroom Villa in Central Umalas – Affordable Leasehold Investment

3-Bedroom Villa in Central Umalas – Affordable Leasehold Investment

Bali, Bali

$407k

Price

5.3%

ROI

3

Bedrooms

57%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 316 m²
Build: 197 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $152

Investment Analysis

This well-designed 3-bedroom villa is located in the prime area of Umalas, offering both style and practicality in one of Bali’s most desirable neighborhoods.

Villas of Bali
Bali / Umalas

3-Bedroom Villa in Central Umalas – Affordable Leasehold Investment

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
197 m²
Land Plot
316 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — long-term rental yields 6.3% net return annually.

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The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$33K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,785/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$152/night
50% ($76)Brixfox estimate($152/night)200% ($304)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$21,424
Airbnb data$152/night · 57% occupancy
Rental income
$152/night · 57% occ.
$31,624
Running costs (20%)
Utilities, cleaning, maintenance
-$6,325
Income tax (10%)
Indonesian rental income tax
-$3,162
Property tax
Annual property tax
-$713
Net income
5.3% ROI
$21,424

Long-Term Rental

Yearly income
$25,811
50 comps
Rental income
$3,821/mo
$36,682
Agency fee (10%)
Finder's fee per tenant
-$3,668
Vacancy (~8%)
1.5mo gap per tenancy
-$2,822
Income tax (10%)
Indonesian rental income tax
-$3,668
Property tax
Annual property tax
-$713
Net income
6.3% ROI
$25,811

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.

$848K$636K$424K$212K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $407KPeak 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 16: 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
$375K
-8%
19 years remaining
Rental Income
+$114K
Total Position
$488K
+20%
3.7%/yr
Year 10
Capital Value
$252K
-38%
14 years remaining
Rental Income
+$246K
Total Position
$497K
+22%
2.0%/yr
Year 15
Capital Value
$124K
-70%
9 years remaining
Rental Income
+$398K
Total Position
$522K
+28%
1.7%/yr
Year 20
Capital Value
$34K
-92%
4 years remaining
Rental Income
+$576K
Total Position
$609K
+50%
2.0%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.3% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
316 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
3.4%
$1,138/mo
47% occ.
4.3%
$1,462/mo
57% occ.
5.3%
$1,785/mo
current
67% occ.
6.2%
$2,109/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.