Bali Exception
Bali / Seminyak

SEMINYAK VILLA WITH 4 BEDROOMS & MODERN BALINESE DESIGN FOR SALE LEASEHOLD BE-480

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
290 m²
Land Plot
650 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B+ investment — short-term rental yields 10.3% net return annually.

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The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+2.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$152K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$3,360/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
9.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$334/night
50% ($167)Brixfox estimate($334/night)200% ($667)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$40,318
Airbnb data$334/night · 68% occupancy
Rental income
$334/night · 68% occ.
$58,572
Running costs (20%)
Utilities, cleaning, maintenance
-$11,714
Income tax (10%)
Indonesian rental income tax
-$5,857
Property tax
Annual property tax
-$683
Net income
10.3% ROI
$40,318

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$1.0M$757K$504K$252K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $390KPeak 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 9: 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
$238K
-39%
12 years remaining
Rental Income
+$214K
Total Position
$452K
+16%
3.0%/yr
Year 10
Capital Value
$101K
-74%
7 years remaining
Rental Income
+$462K
Total Position
$563K
+44%
3.7%/yr
Year 15
Capital Value
$21K
-95%
2 years remaining
Rental Income
+$750K
Total Position
$771K
+98%
4.7%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.3% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$334 per night
Size & Space
Strong
650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.