Charming and Unique Two Bedrooms Villa for Sale in Seminyak

Charming and Unique Two Bedrooms Villa for Sale in Seminyak

Bali, Bali

$260k

Price

8.8%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 131 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $181

Investment Analysis

This charming real estate is located in Seminyak the heart of Bali. This astonishing villa features 2 spacious, comfortable and cozy en-suite bedrooms with classy bathrooms. It is fully furnished and decorated in a chic taste with unique furniture and decor that provides great luxury and comfort.

Kibarer
Bali / Seminyak

Charming and Unique Two Bedrooms Villa for Sale in Seminyak

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
131 m²
Land Plot
300 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 7.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+5.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$34K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$1,702/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$181/night
50% ($90)Brixfox estimate($181/night)200% ($361)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$20,424
Airbnb data$181/night · 45% occupancy
Rental income
$181/night · 45% occ.
$29,827
Running costs (20%)
Utilities, cleaning, maintenance
-$5,965
Income tax (10%)
Indonesian rental income tax
-$2,983
Property tax
Annual property tax
-$454
Net income
7.9% ROI
$20,424

Long-Term Rental

Yearly income
$19,431
43 comps
Rental income
$2,865/mo
$27,501
Agency fee (10%)
Finder's fee per tenant
-$2,750
Vacancy (~8%)
1.5mo gap per tenancy
-$2,115
Income tax (10%)
Indonesian rental income tax
-$2,750
Property tax
Annual property tax
-$454
Net income
7.5% ROI
$19,431

Short-term rental earns 1.1x 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$259,629
BPHTB (freehold transfer tax)$12,981
Notary & registration$1,800
Legal / due diligence$2,596
Total acquisition costs$17,377
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,275
($0–$6,550)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$315,981

Gross yield (asking)

11.5%

True gross yield (all-in)

9.4%

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 23 years remaining.

$762K$572K$381K$191K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $260KPeak 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 11: 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
$226K
-13%
18 years remaining
Rental Income
+$108K
Total Position
$334K
+29%
5.2%/yr
Year 10
Capital Value
$145K
-44%
13 years remaining
Rental Income
+$234K
Total Position
$380K
+46%
3.9%/yr
Year 15
Capital Value
$67K
-74%
8 years remaining
Rental Income
+$380K
Total Position
$447K
+72%
3.7%/yr
Year 20
Capital Value
$17K
-94%
3 years remaining
Rental Income
+$549K
Total Position
$566K
+118%
4.0%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.9% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$181 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 300 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.
5.2%
$1,115/mo
40% occ.
6.9%
$1,500/mo
45% occ.
7.9%
$1,702/mo
current
55% occ.
9.6%
$2,086/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.