READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2370

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2370

Bali, Bali

$395k

Price

5.2%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 462 m²
Build: 250 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $168

Investment Analysis

Located in the tranquil yet strategic area of Umalas, this villa offers peaceful surroundings with easy access to Bali’s hotspots, including trendy restaurants, cozy coffee shops, wellness studios, gyms, and paddle courts, while being just a short drive from the vibrant tourist attractions of Canggu. Blending tropical style with Balinese touches, this fully furnished villa features high ceilings, large windows, and folding doors that let in abundant natural light and fresh breezes. The kitchen comes with warm wooden accents and a dining table, while the living room offers calming outdoor and pool views. Spread over two storeys, it also includes an extra living area and a dedicated workspace on the upper floor. The villa has 2 comfortable bedrooms, each with its own bathroom. Step outside to a private swimming pool with a sunbed beside it, set within a spacious garden an ideal spot for relaxation and outdoor activities. With its perfect location and spacious garden, this villa is ideal for personal use or as an investment.

Bali Exception
Bali / Umalas

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2370

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
250 m²
Land Plot
462 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.5% net return annually.

Go to Source via Bali Exception

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
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$7K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$1,824/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$168/night
50% ($84)Brixfox estimate($168/night)200% ($335)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$21,891
Airbnb data$168/night · 53% occupancy
Rental income
$168/night · 53% occ.
$32,261
Running costs (20%)
Utilities, cleaning, maintenance
-$6,452
Income tax (10%)
Indonesian rental income tax
-$3,226
Property tax
Annual property tax
-$691
Net income
5.5% ROI
$21,891

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$395,000
BPHTB (freehold transfer tax)$19,750
Notary & registration$1,800
Legal / due diligence$3,950
Total acquisition costs$25,500
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,250
($0–$12,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$462,450

Gross yield (asking)

8.2%

True gross yield (all-in)

7.0%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$971K$728K$485K$243K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $395KPeak Capital Value: Yr 1 ($398K)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 15: 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
$388K
-2%
21 years remaining
Rental Income
+$116K
Total Position
$504K
+28%
5.0%/yr
Year 10
Capital Value
$294K
-26%
16 years remaining
Rental Income
+$251K
Total Position
$545K
+38%
3.3%/yr
Year 15
Capital Value
$167K
-58%
11 years remaining
Rental Income
+$407K
Total Position
$574K
+45%
2.5%/yr
Year 20
Capital Value
$62K
-84%
6 years remaining
Rental Income
+$588K
Total Position
$650K
+65%
2.5%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$168 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
462 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
3.4%
$1,110/mo
43% occ.
4.5%
$1,467/mo
53% occ.
5.5%
$1,824/mo
current
63% occ.
6.6%
$2,181/mo

Lease Timeline

26 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.