Three bedroom freehold ROI property for sale in central Seminyak

Three bedroom freehold ROI property for sale in central Seminyak

Seminyak, Bali

$418k

Price

5.4%

ROI

48%

Occupancy

Ownership: Freehold
Land: 202 m²
Build: 118 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $189

Investment Analysis

Step into a rare and lucrative investment opportunity with this three-bedroom freehold property, perfectly positioned in the heart of Seminyak

Kibarer Property
Seminyak / Seminyak

Three bedroom freehold ROI property for sale in central Seminyak

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
118 m²
Land Plot
202 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.4% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+14.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+9.4%
+$196K in 5yr (+47%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$1,867/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
18.7 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$189/night
50% ($94)Brixfox estimate($189/night)200% ($377)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$22,398
Airbnb data$189/night · 48% occupancy
Rental income
$189/night · 48% occ.
$33,043
Running costs (20%)
Utilities, cleaning, maintenance
-$6,609
Income tax (10%)
Indonesian rental income tax
-$3,304
Property tax
Annual property tax
-$732
Net income
5.4% ROI
$22,398

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$418,200
BPHTB (freehold transfer tax)$20,910
Notary & registration$1,800
Legal / due diligence$4,182
Total acquisition costs$26,892
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$15,340
($9,440–$21,240)
Furnishing & STR launch
0bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$478,532

Gross yield (asking)

7.9%

True gross yield (all-in)

6.9%

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

Freehold — 8%/yr appreciation in Seminyak.

$6.1M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $418K
Capital appreciation
Property value growing at +8%/yr based on Seminyak market trends.
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 16: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$614K
+47%
Rental Income
+$119K
Total Position
$733K
+75%
11.9%/yr
Year 10
Capital Value
$903K
+116%
Rental Income
+$257K
Total Position
$1.2M
+177%
10.7%/yr
Year 20
Capital Value
$1.9M
+366%
Rental Income
+$602K
Total Position
$2.6M
+510%
9.5%/yr
Year 30
Capital Value
$4.2M
+906%
Rental Income
+$1.1M
Total Position
$5.3M
+1161%
8.8%/yr

Location

Seminyak

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$189 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
202 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Seminyak — high tourist traffic
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 202 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.
3.3%
$1,143/mo
40% occ.
4.4%
$1,545/mo
48% occ.
5.4%
$1,866/mo
current
58% occ.
6.5%
$2,268/mo

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.