A Legendary 4 Bedroom Villa for Leasehold Sale in Seminyak Bali
- Its own Airbnb: about 66% of nights booked a year, on its own calendar · 29 reviews at 5.0 · calendar read 9 Nov
- 26% above the Seminyak median for 4-bedroom villas
- 14-year lease · -2.9% after lease amortisation
This Seminyak villa nets 4.2% on all-in cost from its own Airbnb calendar, a solid case backed by high-confidence comparables, though only 14 years of leasehold remain.
WhyHide
- •Net yield of 4.2% is measured from the villa's own Airbnb calendar, with high confidence from deep comparables
- •Gross yield on all-in cost is 9.7%, with projected annual revenue of $79,863 at 66% occupancy and a $333 ADR
- •Short-term letting projects 2 points above the 2.3% long-term let alternative, and sits in Bali's pink tourism zone
- •Leasehold has only 14 years remaining, with no resale value when the lease ends
- •Net yield confidence is high, but it still rests on one listing's calendar rather than a broader market read
- •Asking price was cut 5.5% on 9 Nov 2026 after 2 months on the market, pointing to a softer price position
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 12 Nov 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Over its completed months, adjusted for the season and for nights an owner blocks, it books 66% of nights a year, and it asks $469/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own calendar rather than the area median, which is why they can sit well above comparable properties nearby.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.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.Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.
Cost to reproduce & the long-term-let alternative
Short-term letting projected to outperform long-term by 2.0 points.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
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Where it sits, and who confirms it
Location
Agency pin · unverifiedSeminyak
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Score, and what could go wrong
Brixfox Score
Strong income today, but the 14-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 46% | $23,667 | 2.9% |
| -10 pts occupancy | 56% | $29,132 | 3.5% |
| Expected | 66% | $34,597 | 4.2% |
| +10 pts occupancy | 76% | $40,061 | 4.9% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
Ask Brixfox about this property
Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This Seminyak villa nets 4.2% on all-in cost from its own Airbnb calendar, a solid case backed by high-confidence comparables, though only 14 years of leasehold remain.
- •Net yield of 4.2% is measured from the villa's own Airbnb calendar, with high confidence from deep comparables
- •Gross yield on all-in cost is 9.7%, with projected annual revenue of $79,863 at 66% occupancy and a $333 ADR
- •Short-term letting projects 2 points above the 2.3% long-term let alternative, and sits in Bali's pink tourism zone
- •Leasehold has only 14 years remaining, with no resale value when the lease ends
- •Net yield confidence is high, but it still rests on one listing's calendar rather than a broader market read
- •Asking price was cut 5.5% on 9 Nov 2026 after 2 months on the market, pointing to a softer price position
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Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.