MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SESEH BALI BE-512

MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SESEH BALI BE-512

Bali, Bali

$325k

Price

6.3%

ROI

3

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 180 m²
Build: 245 m²
Est. Revenue: $58k/yr
Avg Nightly Rate: $305

Investment Analysis

This stunning modern villa is nestled in the heart of Seseh, Bali. This serene prime location offers the perfect blend of peaceful seclusion and convenient access to the nearby beach and the vibrant hub of Canggu, renowned for its trendy cafes, restaurants, and beach clubs.

Bali Exception
Bali / Seseh

MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SESEH BALI BE-512

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
245 m²
Land Plot
180 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.4%
$3,361/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$305/night
50% ($152)Brixfox estimate($305/night)200% ($609)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$40,334
Airbnb data$305/night · 53% occupancy
Rental income
$305/night · 53% occ.
$58,432
Running costs (20%)
Utilities, cleaning, maintenance
-$11,686
Income tax (10%)
Indonesian rental income tax
-$5,843
Property tax
Annual property tax
-$569
Net income
12.4% ROI
$40,334

Long-Term Rental

Yearly income
$26,233
43 comps
Rental income
$3,861/mo
$37,066
Agency fee (10%)
Finder's fee per tenant
-$3,707
Vacancy (~8%)
1.5mo gap per tenancy
-$2,851
Income tax (10%)
Indonesian rental income tax
-$3,707
Property tax
Annual property tax
-$569
Net income
8.1% ROI
$26,233

Short-term rental earns 1.5x 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$325,000
BPHTB (freehold transfer tax)$16,250
Notary & registration$1,800
Legal / due diligence$3,250
Total acquisition costs$21,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,125
($0–$12,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$395,325

Gross yield (asking)

18.0%

True gross yield (all-in)

14.8%

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 28 years remaining.

$2.0M$1.5M$996K$498K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $325KPeak Capital Value: Yr 3 ($333K)Paid 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 8: 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
$330K
+1%
23 years remaining
Rental Income
+$214K
Total Position
$544K
+67%
10.8%/yr
Year 10
Capital Value
$287K
-12%
18 years remaining
Rental Income
+$462K
Total Position
$749K
+130%
8.7%/yr
Year 15
Capital Value
$185K
-43%
13 years remaining
Rental Income
+$750K
Total Position
$935K
+188%
7.3%/yr
Year 20
Capital Value
$86K
-74%
8 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+260%
6.6%/yr

Location

Bali

Seseh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.4% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$305 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
180 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 12.4% — outperforms most villas in this market
Premium nightly rate of $305 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
7.6%
$2,064/mo
43% occ.
10.0%
$2,713/mo
53% occ.
12.4%
$3,361/mo
current
63% occ.
14.8%
$4,010/mo

Lease Timeline

28 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.