ELEGANT MODERN OFF PLAN VILLA IN TANAH LOT

ELEGANT MODERN OFF PLAN VILLA IN TANAH LOT

Seseh/Cemagi, Bali

$584k

Price

3.9%

ROI

3

Bedrooms

33%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 300 m²
Build: 300 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $278

Investment Analysis

Nestled in the middle of a quiet place between Nyanyi and Tanah Lot, this amazingly designed off-plan villa is just a few minutes away from Tanah Lot. Plenty of charming cafes and restaurants are rising around the area. Away from the bustling area, it just takes 5 minutes to drive to Tanah Lot temple, Nyanyi […]

Propertia
Seseh/Cemagi / Seseh/Cemagi

ELEGANT MODERN OFF PLAN VILLA IN TANAH LOT

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
300 m²
Land Plot
300 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.9% net return annually.

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The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$161K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$1,886/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.8 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)
$278/night
50% ($139)Brixfox estimate($278/night)200% ($556)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$22,633
Airbnb data$278/night · 33% occupancy
Rental income
$278/night · 33% occ.
$33,793
Running costs (20%)
Utilities, cleaning, maintenance
-$6,759
Income tax (10%)
Indonesian rental income tax
-$3,379
Property tax
Annual property tax
-$1,022
Net income
3.9% ROI
$22,633

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$584,250
BPHTB (freehold transfer tax)$29,213
Notary & registration$1,800
Legal / due diligence$5,843
Total acquisition costs$36,856
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,500
($0–$15,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$671,506

Gross yield (asking)

5.8%

True gross yield (all-in)

5.0%

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 — 5%/yr appreciation in Seseh/Cemagi.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $584K
Capital appreciation
Property value growing at +5%/yr based on Seseh/Cemagi 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 20: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$746K
+28%
Rental Income
+$120K
Total Position
$866K
+48%
8.2%/yr
Year 10
Capital Value
$952K
+63%
Rental Income
+$259K
Total Position
$1.2M
+107%
7.6%/yr
Year 20
Capital Value
$1.6M
+165%
Rental Income
+$608K
Total Position
$2.2M
+269%
6.8%/yr
Year 30
Capital Value
$2.5M
+332%
Rental Income
+$1.1M
Total Position
$3.6M
+516%
6.3%/yr

Location

Seseh/Cemagi

Seseh/Cemagi, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$278 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $278 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.5%
$1,689/mo
40% occ.
4.7%
$2,280/mo
33% occ.
3.9%
$1,886/mo
current
43% occ.
5.1%
$2,477/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.