Spacious 10 bedrooms retreat villa concept for sale leasehold in Bali Cepaka

Spacious 10 bedrooms retreat villa concept for sale leasehold in Bali Cepaka

Seseh/Cemagi, Bali

$670k

Price

10

Bedrooms

20%

Occupancy

Ownership: Leasehold
Land: 1280 m²
Build: 1352 m²
Est. Revenue: $4k/yr
Avg Nightly Rate: $49

Cost to reproduce & long-term let

Asking price 8% below cost to reproduce — reproducing it would cost about $726k

How it compares in Seseh/Cemagi

  • Expected occupancy of 20% compares with a 69% median across 352 tracked Seseh/Cemagi villas.
  • Its expected nightly rate of $49 sits below the Seseh/Cemagi median of $119.
  • Brixfox ranks its projected net yield in the bottom half of the 352 live Seseh/Cemagi listings it tracks.
How Brixfox computes these figures

Investment Analysis

Located in the tranquil village of Cepaka, this exceptional 10-bedroom retreat estate is a hidden sanctuary surrounded by dense tropical greenery, jungle views,...

Price
$670,317
ReportInquire
10-bedroom leasehold villa in Seseh/Cemagi — photo 1 of 5
Bali Home Immo
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10-bedroom leasehold villa in Seseh/Cemagi — photo 2 of 5
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10-bedroom leasehold villa in Seseh/Cemagi — photo 3 of 5
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10-bedroom leasehold villa in Seseh/Cemagi — photo 4 of 5
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10-bedroom leasehold villa in Seseh/Cemagi — photo 5 of 5
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Spacious 10 bedrooms retreat villa concept for sale leasehold in Bali Cepaka

Seseh/Cemagi · Cepaka · Ref BF-134693Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$670,317
Net yield
0.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 27 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
10
Built area
1352 m²
Land
1280 m²
Brixfox Score 33 · F Leasehold · 27 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 27 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
0.1%
$491 net operating income /yr
Gross yield · all-in basis
0.5%
−0.4 pts in operating costs & local taxes
After lease amortisation:-3.6%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 1410 of 27 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Seseh/Cemagi — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 100% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

23%booked
—rating
0reviews
$49per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 23% of nights, and it advertises $52/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$49
Expected booked rate (market-calibrated)
Expected occupancy
20%
Full-year estimate, market-calibrated
Projected annual revenue
$3,697
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.2% of price, auto-calculated
$8,099
PPAT notary (lease deed)$6,703
Legal due diligence$1,396
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$691,822
+3.2% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$3,697
Rental management
−$739
Booking channel fees
−$185
Utilities
−$185
Cleaning & laundry
−$185
Maintenance & repairs
−$185
Insurance
−$111
Guest supplies & consumables
−$74
Property tax (PBB)
−$1,173
PPh 4(2) final tax on rent
−$370
Net operating income
$491/yr
Net yield on all-in investment
0.1%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 27 yrs remaining−$25,623/yr
Net yield after lease amortisation-3.6%
Payback vs remaining term1410 yrs of 27 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 8% below cost to reproducecost ≈ $726kMedium confidence
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Seseh/Cemagi · Cepaka

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 168 m of the agency's pin. This confirms the surroundings, not the exact address.

Also listed on

Airbnb

Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

33F
LocationAverage
Emerging or secondary location
Rental YieldWeak
0.1% net yield on all-in cost
OccupancyWeak
20% average occupancy
Nightly RateWeak
$49 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceStrong
1280 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureGood
27 years remaining on lease
Stunning visuals (8/10) — commands premium nightly rates
Generous 1280 m² land — room for expansion or amenities
Secondary location — rental demand may be lower than premium areas
Net yield of 0.1% (fully managed, on all-in cost) is below the market average — model your cashflow carefully

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
Expected20%$4910.1%
+10 pts occupancy30%$1,2650.2%
+20 pts occupancy40%$2,0780.3%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway27 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback473.8 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.