SERENE MODERN COASTAL VILLA WALKING DISTANCE TO SESEH BEACH

SERENE MODERN COASTAL VILLA WALKING DISTANCE TO SESEH BEACH

Bali, Bali

$790k

Price

3.4%

ROI

3

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 269 m²
Build: 412 m²
Est. Revenue: $55k/yr
Avg Nightly Rate: $313

Investment Analysis

Set in the heart of Seseh, just a short walk from the beach, this modern luxury three-bedroom villa offers a refined coastal lifestyle where comfort, design, and location come together effortlessly.

Propertia
Bali / Seseh
Commercial Zone

SERENE MODERN COASTAL VILLA WALKING DISTANCE TO SESEH BEACH

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
412 m²
Land Plot
269 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — long-term rental yields 4.8% net return annually.

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The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$830 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$3,102/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$313/night
50% ($157)Brixfox estimate($313/night)200% ($627)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$37,227
Airbnb data$313/night · 48% occupancy
Rental income
$313/night · 48% occ.
$55,157
Running costs (20%)
Utilities, cleaning, maintenance
-$11,031
Income tax (10%)
Indonesian rental income tax
-$5,516
Property tax
Annual property tax
-$1,383
Net income
4.7% ROI
$37,227

Long-Term Rental

Yearly income
$37,983
46 comps
Rental income
$5,671/mo
$54,441
Agency fee (10%)
Finder's fee per tenant
-$5,444
Vacancy (~8%)
1.5mo gap per tenancy
-$4,188
Income tax (10%)
Indonesian rental income tax
-$5,444
Property tax
Annual property tax
-$1,383
Net income
4.8% ROI
$37,983

Long-term rental earns more with lower risk and less effort.

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$790,123
BPHTB (freehold transfer tax)$39,506
Notary & registration$1,800
Legal / due diligence$7,901
Total acquisition costs$49,207
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,300
($0–$20,600)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$892,530

Gross yield (asking)

7.0%

True gross yield (all-in)

6.2%

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 27 years remaining.

$1.7M$1.3M$871K$436K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $790KPeak Capital Value: Yr 2 ($803K)Paid back
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 17: 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
$789K
-0%
22 years remaining
Rental Income
+$198K
Total Position
$987K
+25%
4.5%/yr
Year 10
Capital Value
$644K
-19%
17 years remaining
Rental Income
+$427K
Total Position
$1.1M
+36%
3.1%/yr
Year 15
Capital Value
$393K
-50%
12 years remaining
Rental Income
+$692K
Total Position
$1.1M
+37%
2.1%/yr
Year 20
Capital Value
$167K
-79%
7 years remaining
Rental Income
+$1.0M
Total Position
$1.2M
+48%
2.0%/yr

Location

Bali

Seseh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$313 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
269 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $313 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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.
2.9%
$1,886/mo
40% occ.
3.9%
$2,553/mo
48% occ.
4.7%
$3,102/mo
current
58% occ.
5.7%
$3,769/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.