LUXURIOUS 5 BR VILLA IN UMALAS

LUXURIOUS 5 BR VILLA IN UMALAS

Bali, Bali

$578k

Price

11.1%

ROI

5

Bedrooms

47%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 458 m²
Build: 335 m²
Est. Revenue: $88k/yr
Avg Nightly Rate: $516

Investment Analysis

Experience the epitome of luxury living with this exquisite 5-bedroom villa nestled in the prestigious area of Umalas, Bali. Set on a vast plot of 4.58 are, this magnificent property spans an impressive 335 square meters, providing ample space for grandeur and opulence.

Propertia
Bali / Umalas - Bumbak

LUXURIOUS 5 BR VILLA IN UMALAS

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
335 m²
Land Plot
458 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 10.5% net return annually.

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The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$17K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$5,066/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$516/night
50% ($258)Brixfox estimate($516/night)200% ($1032)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$60,792
Airbnb data$516/night · 47% occupancy
Rental income
$516/night · 47% occ.
$88,292
Running costs (20%)
Utilities, cleaning, maintenance
-$17,658
Income tax (10%)
Indonesian rental income tax
-$8,829
Property tax
Annual property tax
-$1,012
Net income
10.5% ROI
$60,792

Long-Term Rental

Yearly income
$35,356
50 comps
Rental income
$5,239/mo
$50,296
Agency fee (10%)
Finder's fee per tenant
-$5,030
Vacancy (~8%)
1.5mo gap per tenancy
-$3,869
Income tax (10%)
Indonesian rental income tax
-$5,030
Property tax
Annual property tax
-$1,012
Net income
6.1% ROI
$35,356

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$3.2M$2.4M$1.6M$790K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $578KPeak Capital Value: Yr 4 ($598K)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 9: 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
$595K
+3%
24 years remaining
Rental Income
+$323K
Total Position
$918K
+59%
9.7%/yr
Year 10
Capital Value
$547K
-5%
19 years remaining
Rental Income
+$697K
Total Position
$1.2M
+115%
8.0%/yr
Year 15
Capital Value
$368K
-36%
14 years remaining
Rental Income
+$1.1M
Total Position
$1.5M
+159%
6.6%/yr
Year 20
Capital Value
$181K
-69%
9 years remaining
Rental Income
+$1.6M
Total Position
$1.8M
+214%
5.9%/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
10.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$516 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
458 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 10.5% — outperforms most Bali villas
Premium nightly rate of $516 — 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 47% — 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.
6.7%
$3,213/mo
40% occ.
8.9%
$4,312/mo
47% occ.
10.5%
$5,066/mo
current
57% occ.
12.8%
$6,165/mo

Lease Timeline

29 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.