LUXURY DESIGNER VILLA 4-5 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2588

LUXURY DESIGNER VILLA 4-5 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2588

Bali, Bali

$1.6M

Price

3.3%

ROI

4

Bedrooms

42%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 900 m²
Build: 689 m²
Est. Revenue: $72k/yr
Avg Nightly Rate: $469

Investment Analysis

Nestled in the heart of Seminyak, this luxurious villa perfectly combines elegant design with Bali’s natural charm. Located just 500 meters from the beach and within walking distance to Alila Hotel and Potato Head, it offers both a serene coastal retreat and everyday convenience. It is approximately 30 minutes from the airport and stands as one of the largest luxury homes near the beach within this price segment. Seminyak remains one of the strongest high-ROI areas in Bali, making this property appealing for both lifestyle and investment. The villa sits on Tourism Land Zoning, which is highly valuable for future flexibility. The building certificates were issued in 2023, adding further security for buyers.

Bali Exception
Bali / Seminyak
Commercial Zone

LUXURY DESIGNER VILLA 4-5 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMINYAK BE-2588

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
689 m²
Land Plot
900 m²
Tenure
Lease 31yr
Yield Curve Status

Grade B investment — long-term rental yields 3.6% 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
+4.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$109K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$3,939/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
34.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$469/night
50% ($235)Brixfox estimate($469/night)200% ($939)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$47,264
Airbnb data$469/night · 42% occupancy
Rental income
$469/night · 42% occ.
$71,622
Running costs (20%)
Utilities, cleaning, maintenance
-$14,324
Income tax (10%)
Indonesian rental income tax
-$7,162
Property tax
Annual property tax
-$2,872
Net income
2.9% ROI
$47,264

Long-Term Rental

Yearly income
$59,395
50 comps
Rental income
$8,970/mo
$86,114
Agency fee (10%)
Finder's fee per tenant
-$8,611
Vacancy (~8%)
1.5mo gap per tenancy
-$6,624
Income tax (10%)
Indonesian rental income tax
-$8,611
Property tax
Annual property tax
-$2,872
Net income
3.6% ROI
$59,395

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$2.7M$2.0M$1.4M$679K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.6MPeak Capital Value: Yr 6 ($1.8M)Paid 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 25: 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
$1.8M
+7%
26 years remaining
Rental Income
+$251K
Total Position
$2.0M
+22%
4.0%/yr
Year 10
Capital Value
$1.7M
+5%
21 years remaining
Rental Income
+$542K
Total Position
$2.3M
+38%
3.3%/yr
Year 15
Capital Value
$1.3M
-21%
16 years remaining
Rental Income
+$879K
Total Position
$2.2M
+33%
1.9%/yr
Year 20
Capital Value
$741K
-55%
11 years remaining
Rental Income
+$1.3M
Total Position
$2.0M
+23%
1.0%/yr

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
2.9% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$469 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
900 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
31 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Premium nightly rate of $469 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 2.9% is below the market average — model your cashflow carefully
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.
2.0%
$2,759/mo
40% occ.
2.7%
$3,759/mo
42% occ.
2.9%
$3,939/mo
current
52% occ.
3.6%
$4,938/mo

Lease Timeline

31 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.