Stylish Tropical 4-Bedroom Villa in Umalas

Stylish Tropical 4-Bedroom Villa in Umalas

Berawa, Bali

$984k

Price

4.4%

ROI

4

Bedrooms

63%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 500 m²
Build: 500 m²
Est. Revenue: $69k/yr
Avg Nightly Rate: $300

Investment Analysis

Located in Bumbak, Umalas, this beautiful villa sits on 9 Are of land with a 500 sqm building, offering the perfect balance of comfort and convenience. Just a short drive to Berawa, you’ll have easy access to popular cafés, restaurants, international schools, gyms, and all the lifestyle spots that make this area so desirable. Designed…

4-bedroom freehold villa in Berawa — photo 1 of 5
Propertia
4-bedroom freehold villa in Berawa — photo 2 of 5
4-bedroom freehold villa in Berawa — photo 3 of 5
4-bedroom freehold villa in Berawa — photo 4 of 5
4-bedroom freehold villa in Berawa — photo 5 of 5

Stylish Tropical 4-Bedroom Villa in Umalas

Berawa · Umalas · Ref BF-914 Source verified · Propertia · listed 4 May 2026
Asking price · Freehold
$984,000
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
500 m²
Land
500 m²
Gross yield
6.2%
Est. ADR
$300/night
Occupancy
63%
Brixfox Score 92 · A+Financial analysis ↓
Modelled from Airbnb listings we track across Berawa — live calendar data. Projections are estimates, not financial advice.

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Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
6.2%
−4.1 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$300
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
63%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$68,944
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$
Acquisition costs· 6.2% of price, auto-calculated
$60,840
BPHTB (freehold transfer tax)$49,200
Notary & registration$1,800
Legal fees$9,840
Renovation budget· Estimated from finish level — luxury finish typically STR-ready.
$
Furniture & STR launch· default ≈ $11,975/bedroom
$
All-in investment
$1,105,240
+12.3% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure on this page.
Gross annual revenue
$68,944
Management fee
%−$17,236
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$2,758
Utilities, insurance & consumables
%−$5,516
Lodging / tourist tax
%−$6,894
Maintenance reserve
%−$9,840
Annual property tax
%−$984
Local income tax
%−$2,572
Net operating income
$23,145/yr
Net yield on all-in investment
2.1%

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%7% · Berawa 5-yr avg — historical, not a forecast8%
Indicative total return
2.1%/yr
2.1% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Berawa

Umalas, Pin from agency listing

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
2.1% net yield on all-in cost
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$300 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

20%
Management fee
of rental revenue — already in your Managed figures

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
of rental revenue — already in your Managed figures

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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Source verified · Propertia

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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.