EXQUISITE 3 BEDROOM VILLA IN BUMBAK

EXQUISITE 3 BEDROOM VILLA IN BUMBAK

Bali, Bali

$322k

Price

6.4%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 187 m²
Build: 161 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $260

Investment Analysis

Welcome to this stunning 3 bedroom villa located in the desirable area of Bumbak. This luxurious property has been designed by a renowned architect and boasts exceptional attention to detail and quality finishes throughout.

Propertia
Bali / Umalas - Bumbak

EXQUISITE 3 BEDROOM VILLA IN BUMBAK

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
161 m²
Land Plot
187 m²
Tenure
Lease 30yr
Yield Curve Status

Grade D investment — short-term rental yields 9.4% net return annually.

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The Investment

Brixfox Score32
GradeD
Brixfox Intelligence
32DBelow Avg
Score Breakdown
ROI & Yield35%
Capital Growth34%
Risk Profile35%
Market Demand32%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$14K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$2,523/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$260/night
50% ($130)Brixfox estimate($260/night)200% ($521)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$30,278
Airbnb data$260/night · 46% occupancy
Rental income
$260/night · 46% occ.
$44,060
Running costs (20%)
Utilities, cleaning, maintenance
-$8,812
Income tax (10%)
Indonesian rental income tax
-$4,406
Property tax
Annual property tax
-$564
Net income
9.4% ROI
$30,278

Long-Term Rental

Yearly income
$18,646
50 comps
Rental income
$2,767/mo
$26,567
Agency fee (10%)
Finder's fee per tenant
-$2,657
Vacancy (~8%)
1.5mo gap per tenancy
-$2,044
Income tax (10%)
Indonesian rental income tax
-$2,657
Property tax
Annual property tax
-$564
Net income
5.8% ROI
$18,646

Short-term rental earns 1.6x 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$322,222
BPHTB (freehold transfer tax)$16,111
Notary & registration$1,800
Legal / due diligence$3,222
Total acquisition costs$21,133
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$28,175
($16,100–$40,250)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$24,300
All-in investment$395,830

Gross yield (asking)

13.7%

True gross yield (all-in)

11.1%

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 30 years remaining.

$1.7M$1.2M$828K$414K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $322KPeak Capital Value: Yr 5 ($336K)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 10: 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 5Peak
Capital Value
$336K
+4%
25 years remaining
Rental Income
+$161K
Total Position
$497K
+54%
9.1%/yr
Year 10
Capital Value
$325K
+1%
20 years remaining
Rental Income
+$347K
Total Position
$672K
+109%
7.6%/yr
Year 15
Capital Value
$226K
-30%
15 years remaining
Rental Income
+$563K
Total Position
$789K
+145%
6.2%/yr
Year 20
Capital Value
$116K
-64%
10 years remaining
Rental Income
+$814K
Total Position
$930K
+189%
5.4%/yr

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$260 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
187 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $260 — positioned in the top tier
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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.
6.0%
$1,617/mo
40% occ.
8.1%
$2,172/mo
46% occ.
9.4%
$2,523/mo
current
56% occ.
11.5%
$3,078/mo

Lease Timeline

30 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.