Designer investment rice field views leasehold villas in Seseh

Designer investment rice field views leasehold villas in Seseh

Seseh/Cemagi, Bali

$999k

Price

6

Bedrooms

51%

Occupancy

6 Bathrooms
Ownership: Leasehold
Land: 700 m²
Build: 580 m²
Est. Revenue: $264k/yr
Avg Nightly Rate: $1416

Cost to reproduce & long-term let

Asking price 72% above cost to reproduce — reproducing it would cost about $580k

Long-term rental alternative: ~$69k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Seseh/Cemagi

  • Expected occupancy of 51% compares with a 69% median across 352 tracked Seseh/Cemagi villas.
  • Its expected nightly rate of $1416 sits above the Seseh/Cemagi median of $119.
  • Brixfox ranks its projected net yield in the top 10% of the 352 live Seseh/Cemagi listings it tracks.
How Brixfox computes these figures

Investment Analysis

Discover a rare designer investment opportunity in the tranquil beauty of Seseh, offering two stunning villas with mesmerizing rice field views. Each villa features three spacious bedrooms, a private pool, and an office room, perfect for modern lifestyle

Price
$999,156
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6-bedroom leasehold villa in Seseh/Cemagi — photo 1 of 5
Kibarer
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6-bedroom leasehold villa in Seseh/Cemagi — photo 2 of 5
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6-bedroom leasehold villa in Seseh/Cemagi — photo 3 of 5
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6-bedroom leasehold villa in Seseh/Cemagi — photo 4 of 5
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6-bedroom leasehold villa in Seseh/Cemagi — photo 5 of 5
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Designer investment rice field views leasehold villas in Seseh

Seseh/Cemagi · Seseh · Ref BF-4847Source · Kibarer · listed 27 May 2026
Asking price · Leasehold
$999,156
Net yield
11.3%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 20 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
6
Bathrooms
6
Built area
580 m²
Land
700 m²
Brixfox Score 81 · B+· top 50% Leasehold · 20 yrs leftFinancial analysis ↓
Short lease — 20 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 20 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
11.3%
$116,882 net operating income /yr
Gross yield · all-in basis
25.6%
−14.3 pts in operating costs & local taxes
After lease amortisation:6.3%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 8.8 of 20 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Seseh/Cemagi — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$1,416
Expected booked rate (market-calibrated)
Expected occupancy
51%
Full-year estimate, market-calibrated
Projected annual revenue
$263,624
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.1% of price, auto-calculated
$11,387
PPAT notary (lease deed)$9,992
Legal due diligence$1,395
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$1,030,526
+3.1% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$263,624
Rental management
−$52,725
Booking channel fees
−$13,181
Utilities
−$13,181
Cleaning & laundry
−$13,181
Maintenance & repairs
−$13,181
Insurance
−$7,909
Guest supplies & consumables
−$5,272
Property tax (PBB)
−$1,749
PPh 4(2) final tax on rent
−$26,362
Net operating income
$116,882/yr
Net yield on all-in investment
11.3%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 20 yrs remaining−$51,526/yr
Net yield after lease amortisation6.3%
Payback vs remaining term8.8 yrs of 20 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 72% above cost to reproducecost ≈ $580kMedium confidence
Long-term rental alternative: ~$69k/yr gross rent4.1% net yieldLow confidence

Short-term letting projected to outperform long-term by 7.2 points.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Seseh/Cemagi · Seseh

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B
LocationAverage
Emerging or secondary location
Rental YieldStrong
11.3% net yield on all-in cost
OccupancyAverage
51% average occupancy
Nightly RateStrong
$1416 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceStrong
700 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
20 years remaining on lease
Strong net yield at 11.3% (fully managed, on all-in cost) — outperforms most villas in this market
Premium nightly rate of $1416 — positioned in the top tier
Generous 700 m² land — room for expansion or amenities
Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy31%$70,3606.8%
-10 pts occupancy41%$93,6219.1%
Expected51%$116,88211.3%
+10 pts occupancy61%$140,14313.6%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway20 yearsCautionPlan an exit within ~5 years, while resale is still easy.
Payback5.5 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.