MINIMALIST 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2295

MINIMALIST 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2295

Bali, Bali

$180k

Price

6.7%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 108 m²
Build: 88 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $136

Investment Analysis

Located in the vibrant and sought-after neighborhood of Seminyak, this villa offers the best of Bali living. Just minutes away from trendy cafés, upscale boutiques, beach clubs, and the iconic Seminyak Beach, it provides the perfect balance of convenience and tranquility.

Bali Exception
Bali / Seminyak

MINIMALIST 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2295

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
88 m²
Land Plot
108 m²
Tenure
Lease 19yr
Yield Curve Status

Grade C investment — short-term rental yields 9.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+3.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$59K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.8%
$1,472/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$136/night
50% ($68)Brixfox estimate($136/night)200% ($272)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$17,669
Airbnb data$136/night · 52% occupancy
Rental income
$136/night · 52% occ.
$25,692
Running costs (20%)
Utilities, cleaning, maintenance
-$5,138
Income tax (10%)
Indonesian rental income tax
-$2,569
Property tax
Annual property tax
-$315
Net income
9.8% ROI
$17,669

Long-Term Rental

Yearly income
$8,076
44 comps
Rental income
$1,209/mo
$11,604
Agency fee (10%)
Finder's fee per tenant
-$1,160
Vacancy (~8%)
1.5mo gap per tenancy
-$893
Income tax (10%)
Indonesian rental income tax
-$1,160
Property tax
Annual property tax
-$315
Net income
4.5% ROI
$8,076

Short-term rental earns 2.2x 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$180,000
BPHTB (freehold transfer tax)$9,000
Notary & registration$1,800
Legal / due diligence$1,800
Total acquisition costs$12,600
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$11,440
($7,040–$15,840)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$226,340

Gross yield (asking)

14.3%

True gross yield (all-in)

11.4%

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 19 years remaining.

$510K$383K$255K$128K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $180KPeak 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 10: 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
$121K
-33%
14 years remaining
Rental Income
+$94K
Total Position
$215K
+19%
3.6%/yr
Year 10
Capital Value
$60K
-67%
9 years remaining
Rental Income
+$203K
Total Position
$262K
+46%
3.8%/yr
Year 15
Capital Value
$16K
-91%
4 years remaining
Rental Income
+$329K
Total Position
$345K
+92%
4.4%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$136 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
108 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 9.8% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 108 m² — limited expansion potential

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

32% occ.
5.9%
$892/mo
42% occ.
7.9%
$1,182/mo
52% occ.
9.8%
$1,472/mo
current
62% occ.
11.7%
$1,762/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 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.