LUXURIOUS 7 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1903

LUXURIOUS 7 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1903

Bali, Bali

$2.7M

Price

2.5%

ROI

7

Bedrooms

62%

Occupancy

9 Bathrooms
Ownership: leasehold
Land: 1800 m²
Build: 750 m²
Est. Revenue: $104k/yr
Avg Nightly Rate: $457

Investment Analysis

Nestled in the coveted area of Umalas, this exquisite villa is the epitome of grandeur and sophistication. Perfectly situated near the vibrant hubs of Canggu and Seminyak, it offers easy access to Berawa Beach. With its proximity to International Schools, families find harmonious blend of luxury living and educational possibilities.

Bali Exception
Bali / Umalas

LUXURIOUS 7 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-1903

Inventory
7 Beds
Bathrooms
9 Baths
Built Area
750 m²
Land Plot
1800 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — short-term rental yields 2.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+0.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$218K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$5,664/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
39.7 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$457/night
50% ($229)Brixfox estimate($457/night)200% ($914)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$67,972
Airbnb data$457/night · 62% occupancy
Rental income
$457/night · 62% occ.
$103,853
Running costs (20%)
Utilities, cleaning, maintenance
-$20,771
Income tax (10%)
Indonesian rental income tax
-$10,385
Property tax
Annual property tax
-$4,725
Net income
2.5% ROI
$67,972

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$3.3M$2.5M$1.7M$835K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $2.7MPeak Capital Value: Now
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.
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
$2.5M
-8%
19 years remaining
Rental Income
+$361K
Total Position
$2.8M
+5%
1.0%/yr
Year 10
Capital Value
$1.7M
-38%
14 years remaining
Rental Income
+$779K
Total Position
$2.4M
-9%
-1.0%/yr
Year 15
Capital Value
$822K
-70%
9 years remaining
Rental Income
+$1.3M
Total Position
$2.1M
-23%
-1.7%/yr
Year 20
Capital Value
$224K
-92%
4 years remaining
Rental Income
+$1.8M
Total Position
$2.1M
-24%
-1.4%/yr

Location

Bali

Umalas, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$457 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
1800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Premium nightly rate of $457 — positioned in the top tier
Generous 1800 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
1.6%
$3,693/mo
52% occ.
2.1%
$4,666/mo
62% occ.
2.5%
$5,639/mo
current
72% occ.
2.9%
$6,612/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.