Modern two bedrooms villa for sale in Seminyak

Modern two bedrooms villa for sale in Seminyak

Bali, Bali

$291k

Price

8.4%

ROI

2

Bedrooms

44%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 185 m²
Build: 105 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $161

Investment Analysis

This modern style real estate is located in a peaceful neighborhood of Seminyak. This villa features 2 spacious n cozy en-suite bedrooms with artistic bathrooms. It has been built in a great taste with finest quality materials and great attention to the details. Owners have spared no expense in providing all sorts of luxury here.

Kibarer
Bali / Seminyak
Commercial Zone

Modern two bedrooms villa for sale in Seminyak

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
105 m²
Land Plot
185 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 6.1% 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
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$10K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$1,468/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$161/night
50% ($80)Brixfox estimate($161/night)200% ($322)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$17,619
Airbnb data$161/night · 44% occupancy
Rental income
$161/night · 44% occ.
$25,897
Running costs (20%)
Utilities, cleaning, maintenance
-$5,179
Income tax (10%)
Indonesian rental income tax
-$2,590
Property tax
Annual property tax
-$508
Net income
6.1% ROI
$17,619

Long-Term Rental

Yearly income
$12,581
44 comps
Rental income
$1,886/mo
$18,103
Agency fee (10%)
Finder's fee per tenant
-$1,810
Vacancy (~8%)
1.5mo gap per tenancy
-$1,393
Income tax (10%)
Indonesian rental income tax
-$1,810
Property tax
Annual property tax
-$508
Net income
4.3% ROI
$12,581

Short-term rental earns 1.4x 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$290,554
BPHTB (freehold transfer tax)$14,528
Notary & registration$1,800
Legal / due diligence$2,906
Total acquisition costs$19,234
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,625
($0–$5,250)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$348,113

Gross yield (asking)

8.9%

True gross yield (all-in)

7.4%

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 25 years remaining.

$739K$554K$369K$185K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $291KPeak 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 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
$281K
-3%
20 years remaining
Rental Income
+$94K
Total Position
$374K
+29%
5.2%/yr
Year 10
Capital Value
$195K
-33%
15 years remaining
Rental Income
+$202K
Total Position
$397K
+37%
3.2%/yr
Year 15
Capital Value
$101K
-65%
10 years remaining
Rental Income
+$328K
Total Position
$428K
+47%
2.6%/yr
Year 20
Capital Value
$29K
-90%
5 years remaining
Rental Income
+$473K
Total Position
$503K
+73%
2.8%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$161 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
185 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 44% — factor in seasonal gaps
Compact plot at 185 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.
4.1%
$985/mo
40% occ.
5.5%
$1,328/mo
44% occ.
6.1%
$1,468/mo
current
54% occ.
7.5%
$1,811/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.