Upcoming three bedroom luxury villa with ocean view for sale in Pererenan (delivered in April 2026)

Upcoming three bedroom luxury villa with ocean view for sale in Pererenan (delivered in April 2026)

Seseh/Cemagi, Bali

$405k

Price

3

Bedrooms

68%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 150 m²
Build: 289 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $124

Cost to reproduce & long-term let

Asking price 8% above cost to reproduce — reproducing it would cost about $374k

Long-term rental alternative: ~$30k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Seseh/Cemagi

  • Expected occupancy of 68% compares with a 69% median across 352 tracked Seseh/Cemagi villas.
  • Its expected nightly rate of $124 sits above 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

Own your piece of luxury living with our upcoming three-bedroom villa located between Pererenan and Seseh, just a short walk from the beach. This exquisite property features a stunning rooftop with panoramic ocean views—perfect for those who appreciate th

Price
$405,488
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3-bedroom freehold villa in Seseh/Cemagi — photo 1 of 5
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3-bedroom freehold villa in Seseh/Cemagi — photo 2 of 5
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3-bedroom freehold villa in Seseh/Cemagi — photo 3 of 5
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3-bedroom freehold villa in Seseh/Cemagi — photo 4 of 5
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3-bedroom freehold villa in Seseh/Cemagi — photo 5 of 5
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Upcoming three bedroom luxury villa with ocean view for sale in Pererenan (delivered in April 2026)

Seseh/Cemagi · Seseh · Ref BF-13867Source · Kibarer · listed 30 May 2026
Asking price · Freehold
$405,488
Net yield
2.3%
Fully managed · Non-resident tax
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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
Freehold
Bedrooms
3
Bathrooms
4
Built area
289 m²
Land
150 m²
Brixfox Score 65 · B· top 70%Financial analysis ↓
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
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.
2.3%
$10,642 net operating income /yr
Gross yield · all-in basis
6.5%
−4.2 pts in operating costs & local taxes
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.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

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
$124
Expected booked rate (market-calibrated)
Expected occupancy
68%
Full-year estimate, market-calibrated
Projected annual revenue
$30,727
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
$
Acquisition costs· 6.4% of price, auto-calculated
$26,129
BPHTB (freehold transfer tax)$20,274
Notary & registration$1,800
Legal fees$4,055
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default ≈ $13,567/bedroom
$
All-in investment
$472,317
+16.5% 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
$30,727
Management fee
% of revenue−$6,145
OTA / channel fees
% of revenue−$1,536
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$1,229
Utilities, insurance & consumables
% of revenue−$2,458
Lodging / tourist tax
% of revenue−$3,073
Maintenance reserve
% of price−$4,055
Annual property tax
% of price−$405
Local income tax
% of profit−$1,182
Net operating income
$10,642/yr
Net yield on all-in investment
2.3%

Total return, if prices move

Net yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Seseh/Cemagi 5-yr avg — historical, not a forecast8%
Indicative total return
2.3%/yr
2.3% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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% above cost to reproducecost ≈ $374kLow confidence
Long-term rental alternative: ~$30k/yr gross rent3.9% net yieldHigh confidence

Long-term letting projected to outperform short-term by 1.6 points.

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

Agency pin · unverified

Seseh/Cemagi · Seseh

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Verdict

Score, and what could go wrong

Brixfox Score

65B
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.3% net yield on all-in cost
OccupancyGood
68% average occupancy
Nightly RateGood
$124 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceWeak
150 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
Freehold ownership
Stunning visuals (8/10) — commands premium nightly rates
Freehold ownership — maximum long-term security
Secondary location — rental demand may be lower than premium areas
Net yield of 2.3% (fully managed, on all-in cost) is near 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
-20 pts occupancy48%$6,3321.3%
-10 pts occupancy58%$8,4871.8%
Expected68%$10,6432.3%
+10 pts occupancy78%$12,7982.7%

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

TenureFreeholdno lease decay · no amortisation
Payback19.5 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.