Contemporary Tropical Four Bedroom Villa tranquil in Seminyak

Contemporary Tropical Four Bedroom Villa tranquil in Seminyak

Seminyak, Bali

$800k

Price

4

Bedrooms

62%

Occupancy

5 Bathrooms
Ownership: Leasehold
Land: 547 m²
Build: 500 m²
Est. Revenue: $71k/yr
Avg Nightly Rate: $313

How it compares in Seminyak

  • Expected occupancy of 62% compares with a 65% median across 306 tracked Seminyak villas.
  • Its expected nightly rate of $313 sits above the Seminyak median of $202.
  • Brixfox ranks its projected net yield in the bottom half of the 305 live Seminyak listings it tracks.
How Brixfox computes these figures

Investment Analysis

Located in buzzing Seminyak, this property is an effortlessly cool and stylish property

Price
$800,303
4-bedroom leasehold villa in Seminyak — photo 1 of 5
Kibarer
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4-bedroom leasehold villa in Seminyak — photo 2 of 5
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4-bedroom leasehold villa in Seminyak — photo 3 of 5
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4-bedroom leasehold villa in Seminyak — photo 4 of 5
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4-bedroom leasehold villa in Seminyak — photo 5 of 5
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Contemporary Tropical Four Bedroom Villa tranquil in Seminyak

Seminyak · Ref BF-258Source · Kibarer · listed 4 May 2026
Asking price · Leasehold
$800,303
Ownership
Leasehold
Bedrooms
4
Bathrooms
5
Built area
500 m²
Land
547 m²
True net yield
3.6%
≈ $3,726/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 22 yrs
Lease-adjusted return
-0.9% / yr
over 22-yr lease, capital not recovered
Brixfox Score 66 · B
22 yrs left on lease
Short lease — 22 yrs left. The 3.6% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -0.9%/yr — unless you extend the lease.

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.

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$313/night
50% ($157)Brixfox estimate($313/night)200% ($627)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$48,251
Likely range $28,951 – $67,552
Airbnb data$313/night · 62% occupancy
Rental income
$313/night · 62% occ.
$70,931
Running costs (20%)
Utilities, cleaning, maintenance
-$14,186
Income tax (10%)
Indonesian rental income tax
-$7,093
Property tax
Annual property tax
-$1,401
Net income
6.0% ROI
$48,251

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$800,303
Lease transfer & notarial admin (~1%)$8,003
Notary & registration$1,800
Legal / due diligence$8,003
Total acquisition costs$17,806
RenovationMove-in ready
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$868,209

Gross yield (asking)

8.9%

True gross yield (all-in)

8.2%

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 22 years remaining.

$1.7M$1.3M$847K$424K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $800KPeak Capital Value: NowPaid 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 14: 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
$653K
-18%
17 years remaining
Rental Income
+$256K
Total Position
$909K
+14%
2.6%/yr
Year 10
Capital Value
$398K
-50%
12 years remaining
Rental Income
+$553K
Total Position
$951K
+19%
1.7%/yr
Year 15
Capital Value
$169K
-79%
7 years remaining
Rental Income
+$897K
Total Position
$1.1M
+33%
1.9%/yr
Year 20
Capital Value
$36K
-96%
2 years remaining
Rental Income
+$1.3M
Total Position
$1.3M
+66%
2.6%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

15%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.0% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$313 per night
Visual Appeal
Strong
8/10 visual appeal
Size & Space
Strong
547 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Premium nightly rate of $313 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates

Watch Out

STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
4.0%
$2,686/mo
52% occ.
5.0%
$3,354/mo
62% occ.
6.0%
$4,021/mo
current
72% occ.
7.0%
$4,688/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.