OFFPLAN 4 BEDROOM MODERN VILLA FOR SALE LEASEHOLD IN SEMER BE-2028

OFFPLAN 4 BEDROOM MODERN VILLA FOR SALE LEASEHOLD IN SEMER BE-2028

Bali, Bali

$250k

Price

10.0%

ROI

4

Bedrooms

53%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 158 m²
Build: 120 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $279

Investment Analysis

Situated in Semer, this off-plan villa is only a 2-minute drive from Umalas and within close proximity to an international school and Lira Medica International Hospital. Set in a lively neighborhood, it provides effortless access to trendy bars, popular restaurants, and exclusive beach clubs, promising a vibrant and desirable life.

Bali Exception
Bali / Umalas

OFFPLAN 4 BEDROOM MODERN VILLA FOR SALE LEASEHOLD IN SEMER BE-2028

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
120 m²
Land Plot
158 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 15.0% 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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.0%
$3,117/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$279/night
50% ($139)Brixfox estimate($279/night)200% ($557)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$37,399
Airbnb data$279/night · 53% occupancy
Rental income
$279/night · 53% occ.
$54,053
Running costs (20%)
Utilities, cleaning, maintenance
-$10,811
Income tax (10%)
Indonesian rental income tax
-$5,405
Property tax
Annual property tax
-$438
Net income
15.0% ROI
$37,399

Long-Term Rental

Yearly income
$17,342
50 comps
Rental income
$2,561/mo
$24,589
Agency fee (10%)
Finder's fee per tenant
-$2,459
Vacancy (~8%)
1.5mo gap per tenancy
-$1,891
Income tax (10%)
Indonesian rental income tax
-$2,459
Property tax
Annual property tax
-$438
Net income
6.9% ROI
$17,342

Short-term rental earns 2.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.6M$1.2M$784K$392K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $250KPeak Capital Value: NowPaid 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 7: 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
$242K
-3%
20 years remaining
Rental Income
+$199K
Total Position
$440K
+76%
12.0%/yr
Year 10
Capital Value
$168K
-33%
15 years remaining
Rental Income
+$429K
Total Position
$597K
+139%
9.1%/yr
Year 15
Capital Value
$87K
-65%
10 years remaining
Rental Income
+$696K
Total Position
$782K
+213%
7.9%/yr
Year 20
Capital Value
$25K
-90%
5 years remaining
Rental Income
+$1.0M
Total Position
$1.0M
+312%
7.3%/yr

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$279 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
158 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 15.0% — outperforms most Bali villas
Premium nightly rate of $279 — 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.
9.3%
$1,931/mo
43% occ.
12.1%
$2,524/mo
53% occ.
15.0%
$3,117/mo
current
63% occ.
17.8%
$3,710/mo

Lease Timeline

25 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.