WALKING DISTANCE TO SESEH BEACH 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN SESEH BE-1787

WALKING DISTANCE TO SESEH BEACH 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN SESEH BE-1787

Bali, Bali

$160k

Price

8.5%

ROI

1

Bedrooms

48%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 48 m²
Build: 48 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $108

Investment Analysis

This charming apartment is located in the desirable area of Seseh, just moments away from vibrant cafes, delicious restaurants, and, most importantly, only 2 minutes by motorbike and 4 minutes on foot to the stunning Seseh Beach.Featuring a modern tropical design, the apartment offers 1 spacious bedroom, 1 stylish bathroom,…

Bali Exception
Bali / Seseh

WALKING DISTANCE TO SESEH BEACH 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN SESEH BE-1787

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
48 m²
Land Plot
48 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$168 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$1,079/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$108/night
50% ($54)Brixfox estimate($108/night)200% ($216)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$12,945
Airbnb data$108/night · 48% occupancy
Rental income
$108/night · 48% occ.
$18,893
Running costs (20%)
Utilities, cleaning, maintenance
-$3,779
Income tax (10%)
Indonesian rental income tax
-$1,889
Property tax
Annual property tax
-$280
Net income
8.1% ROI
$12,945

Long-Term Rental

Yearly income
$12,260
50 comps
Rental income
$1,807/mo
$17,343
Agency fee (10%)
Finder's fee per tenant
-$1,734
Vacancy (~8%)
1.5mo gap per tenancy
-$1,334
Income tax (10%)
Indonesian rental income tax
-$1,734
Property tax
Annual property tax
-$280
Net income
7.7% ROI
$12,260

Short-term rental earns 1.1x 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$160,000
BPHTB (freehold transfer tax)$8,000
Notary & registration$1,800
Legal / due diligence$1,600
Total acquisition costs$11,400
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,200
($0–$2,400)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$201,100

Gross yield (asking)

11.8%

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 27 years remaining.

$606K$455K$303K$152K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $160KPeak Capital Value: Yr 2 ($163K)Paid 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 11: 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
$160K
-0%
22 years remaining
Rental Income
+$69K
Total Position
$229K
+43%
7.4%/yr
Year 10
Capital Value
$130K
-19%
17 years remaining
Rental Income
+$148K
Total Position
$279K
+74%
5.7%/yr
Year 15
Capital Value
$80K
-50%
12 years remaining
Rental Income
+$241K
Total Position
$320K
+100%
4.7%/yr
Year 20
Capital Value
$34K
-79%
7 years remaining
Rental Income
+$348K
Total Position
$382K
+139%
4.4%/yr

Location

Bali

Seseh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Average
$108 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
48 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.0%
$666/mo
40% occ.
6.7%
$896/mo
48% occ.
8.1%
$1,079/mo
current
58% occ.
9.8%
$1,309/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.