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Spacious 5 Bedroom Villa for Sale Leasehold in Bali Seminyak Beachside and Center - RF10068

Spacious 5 Bedroom Villa for Sale Leasehold in Bali Seminyak Beachside and Center - RF10068

Seminyak, Bali

$390k

Price

13.2%

ROI

5

Bedrooms

26%

Occupancy

Ownership: Leasehold
Land: 1000 m²
Build: 385 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $773

Investment Analysis

Nestled in the prestigious Seminyak Beachside area, this impressive two-level villa offers an exceptional combination of traditional Joglo architecture, generou...

5-bedroom leasehold villa in Seminyak — photo 1 of 5
Bali Home Immo
5-bedroom leasehold villa in Seminyak — photo 2 of 5
5-bedroom leasehold villa in Seminyak — photo 3 of 5
5-bedroom leasehold villa in Seminyak — photo 4 of 5
5-bedroom leasehold villa in Seminyak — photo 5 of 5

Spacious 5 Bedroom Villa for Sale Leasehold in Bali Seminyak Beachside and Center - RF10068

Seminyak · Seminyak · Ref BF-321321 Source verified · Bali Home Immo · listed 2 Jul 2026
Asking price · Leasehold
$389,559
View original listing
Ownership
Leasehold
Bedrooms
5
Built area
385 m²
Land
1000 m²
True net yield
6.3%
≈ $4,269/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 11 yrs
Lease-adjusted return
-2.8% / yr
over 11-yr lease, capital not recovered
Brixfox Score 45 · D
11 yrs left on lease
Short lease — 11 yrs left. The 6.3% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -2.8%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Seminyak — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 11 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.5% of price, auto-calculated
$9,592
Lease transfer & notarial admin (~1%)$3,896
Notary & registration$1,800
Legal fees$3,896
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $6,980/bedroom
$
All-in investment
$501,426
+28.7% over asking

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Seminyak

Seminyak, Pin from agency listing

Loading Map...

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.1% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$773 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
1000 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Average
11 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 13.1% — outperforms most villas in this market
Premium nightly rate of $773 — positioned in the top tier

Watch Out

Occupancy at 26% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
15.0%
$4,879/mo
40% occ.
20.1%
$6,524/mo
26% occ.
13.1%
$4,269/mo
current
36% occ.
18.2%
$5,914/mo

Lease Timeline

11 years remaining
Illiquid Zone

Only 11 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

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Airbnb Comp Analysis

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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.