Propertia
Bali / Umalas - Bumbak

STUNNING MODERN LOFTS IN UMALAS

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
75 m²
Land Plot
80 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C — 4%/yr capital appreciation in Bali.

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The Investment

Brixfox Score36
GradeC
Brixfox Intelligence
36CModerate
Score Breakdown
ROI & Yield40%
Capital Growth38%
Risk Profile39%
Market Demand36%

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
+0.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$122.2M in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-410,455/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
29 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$59/night
50% ($29)Brixfox estimate($59/night)200% ($118)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$-4,925,464
Airbnb data$59/night · 58% occupancy
Rental income
$59/night · 58% occ.
$13,623
Running costs (20%)
Utilities, cleaning, maintenance
-$2,725
Income tax (10%)
Indonesian rental income tax
-$1,362
Property tax
Annual property tax
-$4,935,000
Net income
-0.2% ROI
$-4,925,464

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 30 years remaining.

$3383.6M$2537.7M$1691.8M$845.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $2820.0MPeak Capital Value: Yr 5 ($2942.2M)
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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
$2942.2M
+4%
25 years remaining
Year 10
Capital Value
$2842.4M
+1%
20 years remaining
Year 15
Capital Value
$1977.1M
-30%
15 years remaining
Year 20
Capital Value
$1018.6M
-64%
10 years remaining

Location

Bali

Umalas - Bumbak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.2% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Weak
$59 per night
Size & Space
Weak
80 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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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.