New 4 bedroom villa for sale in Seminyak

New 4 bedroom villa for sale in Seminyak

Bali, Bali

$4.1M

Price

1.2%

ROI

4

Bedrooms

44%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 650 m²
Build: 250 m²
Est. Revenue: $71k/yr
Avg Nightly Rate: $448

Investment Analysis

2014 constructed, this villa is located in complex in a peaceful quiet & exotic area of Seminyak. Fully furnished & designed in Balinese influence, this villa features 4 bedrooms, a large open living area with an open kitchen, all facing the pool. Beautifully designed Bale sides and a large pool to relax you to the fullest in the Balinese element. A separate room for the staff to ensure your maximum comfort.

Kibarer
Bali / Seminyak

New 4 bedroom villa for sale in Seminyak

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
250 m²
Land Plot
650 m²
Tenure
Lease 16yr
Yield Curve Status

Grade C investment — short-term rental yields 1.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
-7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-8.6%
-$1.8M in 5yr (-43%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$3,563/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
96.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$448/night
50% ($224)Brixfox estimate($448/night)200% ($896)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$42,752
Airbnb data$448/night · 44% occupancy
Rental income
$448/night · 44% occ.
$71,433
Running costs (20%)
Utilities, cleaning, maintenance
-$14,287
Income tax (10%)
Indonesian rental income tax
-$7,143
Property tax
Annual property tax
-$7,251
Net income
1.0% ROI
$42,752

Long-Term Rental

Yearly income
$29,166
50 comps
Rental income
$5,246/mo
$50,364
Agency fee (10%)
Finder's fee per tenant
-$5,036
Vacancy (~8%)
1.5mo gap per tenancy
-$3,874
Income tax (10%)
Indonesian rental income tax
-$5,036
Property tax
Annual property tax
-$7,251
Net income
0.7% ROI
$29,166

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 16 years remaining.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $4.1MPeak 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.
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
$2.4M
-43%
11 years remaining
Rental Income
+$227K
Total Position
$2.6M
-38%
-9.0%/yr
Year 10
Capital Value
$874K
-79%
6 years remaining
Rental Income
+$490K
Total Position
$1.4M
-67%
-10.5%/yr
Year 15
Capital Value
$127K
-97%
1 years remaining
Rental Income
+$795K
Total Position
$922K
-78%
-9.5%/yr
Leasehold Alert
With 16 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 1 years.

Location

Bali

Seminyak, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
1.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$448 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
16 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Premium nightly rate of $448 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 1.0% is below the market average — model your cashflow carefully
Occupancy at 44% — factor in seasonal gaps

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.
0.7%
$2,258/mo
40% occ.
0.9%
$3,212/mo
44% occ.
1.0%
$3,563/mo
current
54% occ.
1.3%
$4,517/mo

Lease Timeline

16 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 1 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.