GORGEOUS BALINESE DESIGN VILLA IN SEMINYAK

GORGEOUS BALINESE DESIGN VILLA IN SEMINYAK

Bali, Bali

$466k

Price

9.2%

ROI

3

Bedrooms

44%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 450 m²
Build: 320 m²
Est. Revenue: $52k/yr
Avg Nightly Rate: $320

Investment Analysis

Nestled in a luxury villa resort in the heart of Seminyak, this gorgeous Balinese design villa is just a few minutes away from the beach, a well-known restaurant, iconic beach clubs, international schools, and Seminyak shopping centers.

Propertia
Bali / Seminyak
Commercial Zone

GORGEOUS BALINESE DESIGN VILLA IN SEMINYAK

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
320 m²
Land Plot
450 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 7.6% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$61K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$2,944/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$320/night
50% ($160)Brixfox estimate($320/night)200% ($639)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$35,323
Airbnb data$320/night · 44% occupancy
Rental income
$320/night · 44% occ.
$51,627
Running costs (20%)
Utilities, cleaning, maintenance
-$10,325
Income tax (10%)
Indonesian rental income tax
-$5,163
Property tax
Annual property tax
-$816
Net income
7.6% ROI
$35,323

Long-Term Rental

Yearly income
$34,139
50 comps
Rental income
$5,036/mo
$48,341
Agency fee (10%)
Finder's fee per tenant
-$4,834
Vacancy (~8%)
1.5mo gap per tenancy
-$3,719
Income tax (10%)
Indonesian rental income tax
-$4,834
Property tax
Annual property tax
-$816
Net income
7.3% ROI
$34,139

Short-term rental earns 1.0x 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$466,049
BPHTB (freehold transfer tax)$23,302
Notary & registration$1,800
Legal / due diligence$4,660
Total acquisition costs$29,762
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,000
($0–$16,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$546,711

Gross yield (asking)

11.1%

True gross yield (all-in)

9.4%

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 23 years remaining.

$1.3M$989K$659K$330K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $466KPeak Capital Value: NowPaid 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 12: 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
$405K
-13%
18 years remaining
Rental Income
+$188K
Total Position
$593K
+27%
4.9%/yr
Year 10
Capital Value
$261K
-44%
13 years remaining
Rental Income
+$405K
Total Position
$666K
+43%
3.6%/yr
Year 15
Capital Value
$121K
-74%
8 years remaining
Rental Income
+$657K
Total Position
$778K
+67%
3.5%/yr
Year 20
Capital Value
$30K
-94%
3 years remaining
Rental Income
+$949K
Total Position
$979K
+110%
3.8%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$320 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
450 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Premium nightly rate of $320 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 44% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.1%
$1,974/mo
40% occ.
6.8%
$2,655/mo
44% occ.
7.6%
$2,944/mo
current
54% occ.
9.3%
$3,624/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.