WALKING DISTANCE TO THE BEACH 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2145

WALKING DISTANCE TO THE BEACH 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2145

Bali, Bali

$320k

Price

6.8%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 85 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $160

Investment Analysis

Nestled in the heart of Seminyak, this villa is just a short walk from the beach, making sunset strolls and morning surf sessions effortlessly accessible.The spacious 2 bedroom is designed for comfort, featuring a king-sized bed and an ensuite bathroom with contemporary finishes. The villa’s layout blends modern elegance with tropical charm, offering an open-plan living, dining, and kitchen area that connects seamlessly to the outdoors, creating a light and airy atmosphere. The pool is perfect for cooling off in the midday sun or enjoying a peaceful evening dip under the stars. A small sun deck offers a cozy space to lounge, sunbathe, or unwind with a book. Offered in both non-furnished and fully furnished options, the villa provides owners the flexibility to personalize the interior to their style. This is a rare opportunity to own a villa within walking distance to the beach in one of Bali’s most desirable neighborhoods.

Bali Exception
Bali / Seminyak
Commercial Zone

WALKING DISTANCE TO THE BEACH 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2145

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
85 m²
Land Plot
170 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B investment — short-term rental yields 5.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
-0.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$97K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$1,498/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.8 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$160/night
50% ($80)Brixfox estimate($160/night)200% ($320)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$17,974
Airbnb data$160/night · 45% occupancy
Rental income
$160/night · 45% occ.
$26,477
Running costs (20%)
Utilities, cleaning, maintenance
-$5,295
Income tax (10%)
Indonesian rental income tax
-$2,648
Property tax
Annual property tax
-$560
Net income
5.6% ROI
$17,974

Long-Term Rental

Yearly income
$11,201
44 comps
Rental income
$1,694/mo
$16,265
Agency fee (10%)
Finder's fee per tenant
-$1,626
Vacancy (~8%)
1.5mo gap per tenancy
-$1,251
Income tax (10%)
Indonesian rental income tax
-$1,626
Property tax
Annual property tax
-$560
Net income
3.5% ROI
$11,201

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$555K$417K$278K$139K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $320KPeak Capital Value: NowPaid back
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 15: 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
$223K
-30%
15 years remaining
Rental Income
+$95K
Total Position
$318K
-1%
-0.1%/yr
Year 10
Capital Value
$115K
-64%
10 years remaining
Rental Income
+$206K
Total Position
$321K
+0%
0.0%/yr
Year 15
Capital Value
$33K
-90%
5 years remaining
Rental Income
+$334K
Total Position
$368K
+15%
0.9%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 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
Good
5.6% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
170 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
20 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 45% — factor in seasonal gaps
Compact plot at 170 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.
3.7%
$974/mo
40% occ.
4.9%
$1,314/mo
45% occ.
5.6%
$1,498/mo
current
55% occ.
6.9%
$1,838/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.