2 LUXURIOUS VILLAS IN THE HEART OF SEMINYAK

2 LUXURIOUS VILLAS IN THE HEART OF SEMINYAK

Seminyak, Bali

$1.3M

Price

25.4%

ROI

12

Bedrooms

49%

Occupancy

12 Bathrooms
Ownership: Freehold
Build: 664 m²
Est. Revenue: $473k/yr
Avg Nightly Rate: $2647

Investment Analysis

These 2 connecting luxury villas consisting of 12 bedrooms are nestled in the heart of Seminyak. With its impressive 664 square meters of building and 14 Are land, this luxury estate is very unique. It just takes a 3-minute drive to the beach, and just a quick stroll to the most trending restaurants, cafes, and […]

Propertia
Seminyak / Seminyak

2 LUXURIOUS VILLAS IN THE HEART OF SEMINYAK

Inventory
12 Beds
Bathrooms
12 Baths
Built Area
664 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 25.4% net return annually.

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The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+34.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+9.4%
+$606K in 5yr (+47%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
25.4%
$27,379/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.9 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)
$2,647/night
50% ($1324)Brixfox estimate($2,647/night)200% ($5295)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$328,542
Airbnb data$2,647/night · 49% occupancy
Rental income
$2,647/night · 49% occ.
$472,575
Running costs (20%)
Utilities, cleaning, maintenance
-$94,515
Income tax (10%)
Indonesian rental income tax
-$47,258
Property tax
Annual property tax
-$2,260
Net income
25.4% ROI
$328,542

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$1,291,500
BPHTB (freehold transfer tax)$64,575
Notary & registration$1,800
Legal / due diligence$12,915
Total acquisition costs$79,290
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$16,600
($0–$33,200)
Furnishing & STR launch
12bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$107,700
All-in investment$1,495,090

Gross yield (asking)

36.6%

True gross yield (all-in)

31.6%

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.

$32.9M$24.7M$16.5M$8.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 4: rental income alone has repaid the full purchase price.
2x return
Year 3: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+47%
Rental Income
+$1.7M
Total Position
$3.6M
+182%
23.0%/yr
Year 10
Capital Value
$2.8M
+116%
Rental Income
+$3.8M
Total Position
$6.6M
+408%
17.6%/yr
Year 20
Capital Value
$6.0M
+366%
Rental Income
+$8.8M
Total Position
$14.8M
+1050%
13.0%/yr
Year 30
Capital Value
$13.0M
+906%
Rental Income
+$15.6M
Total Position
$28.6M
+2117%
10.9%/yr

Location

Seminyak

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
25.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$2647 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 25.4% — outperforms most villas in this market
Premium nightly rate of $2647 — positioned in the top tier

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 0 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.
15.5%
$16,722/mo
40% occ.
20.8%
$22,359/mo
49% occ.
25.4%
$27,376/mo
current
59% occ.
30.7%
$33,013/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.