Beautiful Apartment Buidling for Sale in the Heart of Seminyak

Beautiful Apartment Buidling for Sale in the Heart of Seminyak

Bali, Bali

$194k

Price

19.2%

ROI

5

Bedrooms

47%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 240 m²
Build: 250 m²
Est. Revenue: $78k/yr
Avg Nightly Rate: $455

Investment Analysis

This beautiful apartment building is located in the heart of Seminyak. This marvelous apartment building features 5 stylish, cozy and comfortable en-suite bedrooms with exquisite bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing and interior that provides great luxury and comfort.

Kibarer
Bali / Seminyak

Beautiful Apartment Buidling for Sale in the Heart of Seminyak

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
250 m²
Land Plot
240 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B investment — short-term rental yields 27.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+19.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$76K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
27.7%
$4,493/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$455/night
50% ($228)Brixfox estimate($455/night)200% ($911)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$53,914
Airbnb data$455/night · 47% occupancy
Rental income
$455/night · 47% occ.
$77,507
Running costs (20%)
Utilities, cleaning, maintenance
-$15,501
Income tax (10%)
Indonesian rental income tax
-$7,751
Property tax
Annual property tax
-$340
Net income
27.7% ROI
$53,914

Long-Term Rental

Yearly income
$20,502
50 comps
Rental income
$3,002/mo
$28,824
Agency fee (10%)
Finder's fee per tenant
-$2,882
Vacancy (~8%)
1.5mo gap per tenancy
-$2,217
Income tax (10%)
Indonesian rental income tax
-$2,882
Property tax
Annual property tax
-$340
Net income
10.5% ROI
$20,502

Short-term rental earns 2.6x more but requires active management.

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$194,444
BPHTB (freehold transfer tax)$9,722
Notary & registration$1,800
Legal / due diligence$1,944
Total acquisition costs$13,466
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$32,500
($20,000–$45,000)
Furnishing & STR launch
5bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$32,700
All-in investment$273,110

Gross yield (asking)

39.9%

True gross yield (all-in)

28.4%

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 17 years remaining.

$1.3M$1.0M$675K$337K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $194KPeak 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 4: 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
$119K
-39%
12 years remaining
Rental Income
+$286K
Total Position
$405K
+108%
15.8%/yr
Year 10
Capital Value
$50K
-74%
7 years remaining
Rental Income
+$618K
Total Position
$668K
+244%
13.1%/yr
Year 15
Capital Value
$11K
-95%
2 years remaining
Rental Income
+$1.0M
Total Position
$1.0M
+421%
11.6%/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
27.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$455 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 27.7% — outperforms most villas in this market
Premium nightly rate of $455 — positioned in the top tier

Watch Out

Occupancy at 47% — factor in seasonal gaps
Compact plot at 240 m² — limited expansion potential

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

30% occ.
17.8%
$2,880/mo
40% occ.
23.8%
$3,849/mo
47% occ.
27.7%
$4,493/mo
current
57% occ.
33.7%
$5,462/mo

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.