READY NOW 4 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN MUNGGU/SESEH BE-1901

READY NOW 4 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN MUNGGU/SESEH BE-1901

Bali, Bali

$792k

Price

2.3%

ROI

4

Bedrooms

53%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1131 m²
Build: 596 m²
Est. Revenue: $81k/yr
Avg Nightly Rate: $420

Investment Analysis

Nestled in the peaceful surroundings of Munggu, 10 min away from Seseh beach, this stunning villa offers a perfect blend of luxury, space, and tranquility. It is an ideal retreat for both comfortable living and a sound investment.

Bali Exception
Bali / North-Canggu - Munggu

READY NOW 4 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN MUNGGU/SESEH BE-1901

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
596 m²
Land Plot
1131 m²
Tenure
Lease 20yr
Yield Curve Status

Grade C investment — long-term rental yields 8.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+0.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$241K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$4,609/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$420/night
50% ($210)Brixfox estimate($420/night)200% ($841)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$55,305
Airbnb data$420/night · 53% occupancy
Rental income
$420/night · 53% occ.
$80,987
Running costs (20%)
Utilities, cleaning, maintenance
-$16,197
Income tax (10%)
Indonesian rental income tax
-$8,099
Property tax
Annual property tax
-$1,386
Net income
7.0% ROI
$55,305

Long-Term Rental

Yearly income
$70,765
50 comps
Rental income
$10,394/mo
$99,783
Agency fee (10%)
Finder's fee per tenant
-$9,978
Vacancy (~8%)
1.5mo gap per tenancy
-$7,676
Income tax (10%)
Indonesian rental income tax
-$9,978
Property tax
Annual property tax
-$1,386
Net income
8.9% ROI
$70,765

Long-term rental earns more with lower risk and less effort.

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$792,000
BPHTB (freehold transfer tax)$39,600
Notary & registration$1,800
Legal / due diligence$7,920
Total acquisition costs$49,320
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$14,900
($0–$29,800)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$906,320

Gross yield (asking)

10.2%

True gross yield (all-in)

8.9%

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 20 years remaining.

$1.7M$1.3M$854K$427K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $792KPeak Capital Value: NowPaid back
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 13: 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
$551K
-30%
15 years remaining
Rental Income
+$294K
Total Position
$845K
+7%
1.3%/yr
Year 10
Capital Value
$284K
-64%
10 years remaining
Rental Income
+$634K
Total Position
$918K
+16%
1.5%/yr
Year 15
Capital Value
$82K
-90%
5 years remaining
Rental Income
+$1.0M
Total Position
$1.1M
+40%
2.3%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

North-Canggu - Munggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$420 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1131 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

Prime location in North-Canggu - Munggu — high tourist traffic
Premium nightly rate of $420 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 53% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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

33% occ.
4.3%
$2,819/mo
43% occ.
5.6%
$3,714/mo
53% occ.
7.0%
$4,609/mo
current
63% occ.
8.3%
$5,504/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.