ETHNIC TOUCHES 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2992

ETHNIC TOUCHES 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2992

Bali, Bali

$293k

Price

11.9%

ROI

4

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 198 m²
Build: 155 m²
Est. Revenue: $65k/yr
Avg Nightly Rate: $377

Investment Analysis

Located in Umalas area, this villa offers a peaceful residential setting while staying close to Bali’s most popular spots. You’re just a short drive from Canggu and Seminyak, with easy access to trendy cafés, beach clubs, restaurants, and international schools—making it ideal for both living and investment.Inside, the villa spans two floors and features 4 bedrooms and 3 bathrooms. The design leans toward a tropical-modern style with subtle ethnic influences—combining natural wood elements, handcrafted details, and clean lines. The interiors feel warm and inviting, with a balanced mix of contemporary finishes and rustic textures that create a comfortable, stylish living space. The outdoor area is a private oasis surrounded by lush greenery. A sleek swimming pool runs alongside the villa, complemented by tropical plants and a clean white façade. The upper level enjoys a calming green outlook, enhancing the sense of privacy and relaxation. A perfect balance between style, comfort, and location—this villa is a charming retreat in one of Bali’s most desirable neighborhoods.

Bali Exception
Bali / Umalas

ETHNIC TOUCHES 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UMALAS BE-2992

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
155 m²
Land Plot
198 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — short-term rental yields 15.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$5K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.4%
$3,767/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$377/night
50% ($188)Brixfox estimate($377/night)200% ($753)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$45,210
Airbnb data$377/night · 48% occupancy
Rental income
$377/night · 48% occ.
$65,319
Running costs (20%)
Utilities, cleaning, maintenance
-$13,064
Income tax (10%)
Indonesian rental income tax
-$6,532
Property tax
Annual property tax
-$514
Net income
15.4% ROI
$45,210

Long-Term Rental

Yearly income
$14,712
50 comps
Rental income
$2,193/mo
$21,057
Agency fee (10%)
Finder's fee per tenant
-$2,106
Vacancy (~8%)
1.5mo gap per tenancy
-$1,620
Income tax (10%)
Indonesian rental income tax
-$2,106
Property tax
Annual property tax
-$514
Net income
5.0% ROI
$14,712

Short-term rental earns 3.1x more but requires active management.

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$293,478
BPHTB (freehold transfer tax)$14,674
Notary & registration$1,800
Legal / due diligence$2,935
Total acquisition costs$19,409
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,875
($0–$7,750)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$366,862

Gross yield (asking)

22.3%

True gross yield (all-in)

17.8%

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.

$2.0M$1.5M$1.0M$501K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $293KPeak Capital Value: Yr 1 ($296K)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 7: 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
$288K
-2%
21 years remaining
Rental Income
+$240K
Total Position
$528K
+80%
12.5%/yr
Year 10
Capital Value
$219K
-26%
16 years remaining
Rental Income
+$518K
Total Position
$737K
+151%
9.6%/yr
Year 15
Capital Value
$124K
-58%
11 years remaining
Rental Income
+$841K
Total Position
$965K
+229%
8.3%/yr
Year 20
Capital Value
$46K
-84%
6 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+330%
7.6%/yr

Location

Bali

Umalas, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$377 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
198 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 15.4% — outperforms most villas in this market
Premium nightly rate of $377 — 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 48% — 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

30% occ.
9.7%
$2,363/mo
40% occ.
12.9%
$3,165/mo
48% occ.
15.4%
$3,767/mo
current
58% occ.
18.7%
$4,569/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.