RIVERFRONT VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BUWIT SESEH BE-457

RIVERFRONT VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BUWIT SESEH BE-457

Bali, Bali

$500k

Price

6.2%

ROI

4

Bedrooms

42%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 590 m²
Build: 302 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $315

Investment Analysis

Introducing the perfect opportunity for luxury living in Bali! This off plan project is located just 10 minutes from the picturesque Seseh Beach, 15 minutes from the trendy town of Canggu. Villas are designed with modern elegance, featuring a fantastic riverfront views, car garage, and private swimming pool.

Bali Exception
Bali / Buwit - Tabanan

RIVERFRONT VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BUWIT SESEH BE-457

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
302 m²
Land Plot
590 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C+ investment — long-term rental yields 8.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$7K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$2,726/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$315/night
50% ($158)Brixfox estimate($315/night)200% ($631)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$32,714
Airbnb data$315/night · 42% occupancy
Rental income
$315/night · 42% occ.
$47,984
Running costs (20%)
Utilities, cleaning, maintenance
-$9,597
Income tax (10%)
Indonesian rental income tax
-$4,798
Property tax
Annual property tax
-$875
Net income
6.5% ROI
$32,714

Long-Term Rental

Yearly income
$44,141
50 comps
Rental income
$6,485/mo
$62,256
Agency fee (10%)
Finder's fee per tenant
-$6,226
Vacancy (~8%)
1.5mo gap per tenancy
-$4,789
Income tax (10%)
Indonesian rental income tax
-$6,226
Property tax
Annual property tax
-$875
Net income
8.8% ROI
$44,141

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.6M$1.2M$808K$404K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $500KPeak Capital Value: Yr 3 ($512K)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 13: 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
$507K
+1%
23 years remaining
Rental Income
+$174K
Total Position
$681K
+36%
6.4%/yr
Year 10
Capital Value
$441K
-12%
18 years remaining
Rental Income
+$375K
Total Position
$816K
+63%
5.0%/yr
Year 15
Capital Value
$284K
-43%
13 years remaining
Rental Income
+$608K
Total Position
$892K
+78%
3.9%/yr
Year 20
Capital Value
$132K
-74%
8 years remaining
Rental Income
+$879K
Total Position
$1.0M
+102%
3.6%/yr

Location

Bali

Buwit - Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$315 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
590 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Premium nightly rate of $315 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Generous 590 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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.
4.7%
$1,941/mo
40% occ.
6.3%
$2,612/mo
42% occ.
6.5%
$2,726/mo
current
52% occ.
8.2%
$3,397/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.