Brand New Four Bedroom Villa well located in Seminyak

Brand New Four Bedroom Villa well located in Seminyak

Bali, Bali

$324k

Price

13.3%

ROI

4

Bedrooms

48%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 283 m²
Build: 185 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $495

Investment Analysis

Brand New Villa located in quiet residential Kerobokan area closed to Seminyak . This property offer four bedroom with ensuite bathroom , enclosed livingroom with kitchen fully equipment . Has sunken livingroom overlooking to garden and pool view . All the bedrooms is ensuite bathrooms and two bedrooms is on first floor , the others two bedrooms is on second floor . This villa offer parking possible for 1 car and motorbikes . It's only 5 minutes to Seminyak , Sunset Road , 10 minutes by scooter to Canggu area , 15 minutes to Pererenan area . This house perfect for your future home or great return investment .

Kibarer
Bali / Seminyak

Brand New Four Bedroom Villa well located in Seminyak

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
185 m²
Land Plot
283 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 18.5% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+16.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$26K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.5%
$5,001/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$495/night
50% ($247)Brixfox estimate($495/night)200% ($990)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$60,011
Airbnb data$495/night · 48% occupancy
Rental income
$495/night · 48% occ.
$86,540
Running costs (20%)
Utilities, cleaning, maintenance
-$17,308
Income tax (10%)
Indonesian rental income tax
-$8,654
Property tax
Annual property tax
-$567
Net income
18.5% ROI
$60,011

Long-Term Rental

Yearly income
$15,532
30 comps
Rental income
$2,319/mo
$22,265
Agency fee (10%)
Finder's fee per tenant
-$2,227
Vacancy (~8%)
1.5mo gap per tenancy
-$1,713
Income tax (10%)
Indonesian rental income tax
-$2,227
Property tax
Annual property tax
-$567
Net income
4.8% ROI
$15,532

Short-term rental earns 3.9x 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$324,074
BPHTB (freehold transfer tax)$16,204
Notary & registration$1,800
Legal / due diligence$3,241
Total acquisition costs$21,245
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,625
($0–$9,250)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$400,044

Gross yield (asking)

26.7%

True gross yield (all-in)

21.6%

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 24 years remaining.

$2.4M$1.8M$1.2M$594K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $324KPeak 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 6: 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
$298K
-8%
19 years remaining
Rental Income
+$319K
Total Position
$617K
+90%
13.7%/yr
Year 10
Capital Value
$200K
-38%
14 years remaining
Rental Income
+$688K
Total Position
$888K
+174%
10.6%/yr
Year 15
Capital Value
$99K
-70%
9 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+275%
9.2%/yr
Year 20
Capital Value
$27K
-92%
4 years remaining
Rental Income
+$1.6M
Total Position
$1.6M
+406%
8.4%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
18.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$495 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
283 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 18.5% — outperforms most villas in this market
Premium nightly rate of $495 — positioned in the top tier

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 283 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.
11.5%
$3,114/mo
40% occ.
15.4%
$4,167/mo
48% occ.
18.5%
$5,001/mo
current
58% occ.
22.4%
$6,055/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.