Charming One Bedroom Apartment for Sale in the Heart of Seminyak

Charming One Bedroom Apartment for Sale in the Heart of Seminyak

Bali, Bali

$37k

Price

3.6%

ROI

1

Bedrooms

35%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 70 m²
Build: 70 m²
Est. Revenue: $14k/yr
Avg Nightly Rate: $108

Investment Analysis

This charmingly beautiful modern and traditional mix real estate apartment is located in the heart of Seminyak.

Kibarer
Bali / Seminyak
Commercial Zone

Charming One Bedroom Apartment for Sale in the Heart of Seminyak

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
70 m²
Land Plot
70 m²
Tenure
Lease 4yr
Yield Curve Status

Grade C investment — short-term rental yields 26.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-20.0%
-$37K in 5yr (-100%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
26.1%
$807/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$108/night
50% ($54)Brixfox estimate($108/night)200% ($216)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$9,685
Airbnb data$108/night · 35% occupancy
Rental income
$108/night · 35% occ.
$13,928
Running costs (20%)
Utilities, cleaning, maintenance
-$2,786
Income tax (10%)
Indonesian rental income tax
-$1,393
Property tax
Annual property tax
-$65
Net income
26.1% ROI
$9,685

Long-Term Rental

Yearly income
$7,355
50 comps
Rental income
$1,069/mo
$10,261
Agency fee (10%)
Finder's fee per tenant
-$1,026
Vacancy (~8%)
1.5mo gap per tenancy
-$789
Income tax (10%)
Indonesian rental income tax
-$1,026
Property tax
Annual property tax
-$65
Net income
19.9% ROI
$7,355

Short-term rental earns 1.3x 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$37,038
BPHTB (freehold transfer tax)$1,852
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$5,152
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$9,100
($5,600–$12,600)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$69,390

Gross yield (asking)

37.6%

True gross yield (all-in)

20.1%

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 4 years remaining.

$47K$35K$23K$12K$0Yr 0Purchase PriceIlliquid zoneUnsellableToday: $37KPeak Capital Value: Now
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 3
Capital Value
$10K
-73%
1 years remaining
Rental Income
+$30K
Total Position
$40K
+8%
2.6%/yr
Leasehold Alert
Only 4 years remaining — this property is effectively unsellable as an investment. Banks will not finance, and buyers are extremely limited.

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
26.1% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Average
$108 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
70 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Weak
4 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 26.1% — outperforms most villas in this market
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 35% — factor in seasonal gaps
ADR of $108 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
22.2%
$685/mo
40% occ.
29.7%
$916/mo
35% occ.
26.1%
$807/mo
current
45% occ.
33.6%
$1,037/mo

Lease Timeline

4 years remaining
Illiquid Zone

Only 4 years remaining. This property is effectively unsellable as an investment. Focus on rental income extraction or negotiate an immediate lease extension.

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.