Modern 3 bedroom villa with ricefield view for sale in cemagi beach Bali - RF3385

Modern 3 bedroom villa with ricefield view for sale in cemagi beach Bali - RF3385

Seseh/Cemagi, Bali

$431k

Price

3.7%

ROI

3

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 189 m²
Build: 280 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $140

Investment Analysis

Situated in the serene locale of Cemagi, just a short 350 meters from the enchanting Cemagi Beach, this property presents a prime opportunity for modern coastal...

3-bedroom freehold villa in Seseh/Cemagi — photo 1 of 5
Bali Home Immo
3-bedroom freehold villa in Seseh/Cemagi — photo 2 of 5
3-bedroom freehold villa in Seseh/Cemagi — photo 3 of 5
3-bedroom freehold villa in Seseh/Cemagi — photo 4 of 5
3-bedroom freehold villa in Seseh/Cemagi — photo 5 of 5

Modern 3 bedroom villa with ricefield view for sale in cemagi beach Bali - RF3385

Seseh/Cemagi · Seseh/Cemagi · Ref BF-131416 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$430,500
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
280 m²
Land
189 m²
True net yield
1.4%
≈ $1,330/mo net after costs & tax
5-yr total return (net + appreciation)
9.2% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 58 · B
Modelled from Airbnb listings we track across Seseh/Cemagi — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Seseh/Cemagi

Seseh/Cemagi, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$140/night
50% ($70)Brixfox estimate($140/night)200% ($280)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$15,965
Airbnb data$140/night · 47% occupancy
Rental income
$140/night · 47% occ.
$23,883
Running costs (20%)
Utilities, cleaning, maintenance
-$4,777
Income tax (10%)
Indonesian rental income tax
-$2,388
Property tax
Annual property tax
-$753
Net income
3.7% ROI
$15,965

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$430,500
BPHTB (freehold transfer tax)$21,525
Notary & registration$1,800
Legal / due diligence$4,305
Total acquisition costs$27,630
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,000
($0–$14,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$505,830

Gross yield (asking)

5.5%

True gross yield (all-in)

4.7%

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

Freehold — 5%/yr appreciation in Seseh/Cemagi.

$3.0M$2.3M$1.5M$753K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $431K
Capital appreciation
Property value growing at +5%/yr based on Seseh/Cemagi market trends.
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 21: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$549K
+28%
Rental Income
+$85K
Total Position
$634K
+47%
8.1%/yr
Year 10
Capital Value
$701K
+63%
Rental Income
+$183K
Total Position
$884K
+105%
7.5%/yr
Year 20
Capital Value
$1.1M
+165%
Rental Income
+$429K
Total Position
$1.6M
+265%
6.7%/yr
Year 30
Capital Value
$1.9M
+332%
Rental Income
+$760K
Total Position
$2.6M
+509%
6.2%/yr

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
189 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.3%
$830/mo
40% occ.
3.1%
$1,127/mo
47% occ.
3.7%
$1,330/mo
current
57% occ.
4.5%
$1,628/mo

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.