MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2369

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2369

Bali, Bali

$185k

Price

8.5%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 130 m²
Build: 98 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $138

Investment Analysis

Perfectly positioned in the vibrant heart of Seminyak, this 2-bedroom villa offers effortless access to Bali’s best cafés, boutique shops, and nightlife. The beach is only minutes away, making it ideal for those who want to enjoy both relaxation and the island’s lively atmosphere.Inside, the villa showcases a modern tropical style with warm wood accents, clean lines, and thoughtfully curated décor in earthy tones. The open-plan living space connects the kitchen, dining, and lounge area seamlessly, creating an inviting and airy ambiance. Outdoors, the private pool is framed by a timber deck, tropical greenery, and direct bedroom access, creating a tranquil oasis perfect for morning swims or sunset lounging. The design encourages an easy flow between indoor comfort and outdoor leisure. Whether for a short escape or an extended stay, this villa blends comfort, style, and location—making it an ideal retreat in one of Bali’s most sought-after destinations.

Bali Exception
Bali / Seminyak

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2369

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
98 m²
Land Plot
130 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$15K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$1,335/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
11.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$138/night
50% ($69)Brixfox estimate($138/night)200% ($277)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$16,025
Airbnb data$138/night · 46% occupancy
Rental income
$138/night · 46% occ.
$23,355
Running costs (20%)
Utilities, cleaning, maintenance
-$4,671
Income tax (10%)
Indonesian rental income tax
-$2,336
Property tax
Annual property tax
-$324
Net income
8.7% ROI
$16,025

Long-Term Rental

Yearly income
$8,517
29 comps
Rental income
$1,274/mo
$12,226
Agency fee (10%)
Finder's fee per tenant
-$1,223
Vacancy (~8%)
1.5mo gap per tenancy
-$940
Income tax (10%)
Indonesian rental income tax
-$1,223
Property tax
Annual property tax
-$324
Net income
4.6% ROI
$8,517

Short-term rental earns 1.9x 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$185,062
BPHTB (freehold transfer tax)$9,253
Notary & registration$1,800
Legal / due diligence$1,851
Total acquisition costs$12,904
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$12,740
($7,840–$17,640)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$233,006

Gross yield (asking)

12.6%

True gross yield (all-in)

10.0%

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 24 years remaining.

$634K$476K$317K$159K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $185KPeak 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 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
$170K
-8%
19 years remaining
Rental Income
+$85K
Total Position
$255K
+38%
6.6%/yr
Year 10
Capital Value
$114K
-38%
14 years remaining
Rental Income
+$184K
Total Position
$298K
+61%
4.9%/yr
Year 15
Capital Value
$56K
-70%
9 years remaining
Rental Income
+$298K
Total Position
$354K
+91%
4.4%/yr
Year 20
Capital Value
$15K
-92%
4 years remaining
Rental Income
+$431K
Total Position
$446K
+141%
4.5%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.7% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$138 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 8.7% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 130 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

30% occ.
5.6%
$857/mo
40% occ.
7.5%
$1,152/mo
46% occ.
8.7%
$1,335/mo
current
56% occ.
10.6%
$1,630/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.