Beautiful Tropical Villa in Seminyak

Beautiful Tropical Villa in Seminyak

Bali, Bali

$195k

Price

7.7%

ROI

1

Bedrooms

40%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 80 m²
Build: 40 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $119

Investment Analysis

Located in the vibrant Petitenget-Seminyak area, this stunning villa offers a seamless modern design. Just a quick drive from central Seminyak and a 2-minute stroll to Petitenget Beach, it is close to renowned cafes, restaurants, and shopping centers.

Propertia
Bali / Seminyak
Commercial Zone

Beautiful Tropical Villa in Seminyak

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
40 m²
Land Plot
80 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.1% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+1.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$47K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$986/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$119/night
50% ($60)Brixfox estimate($119/night)200% ($239)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$11,831
Airbnb data$119/night · 40% occupancy
Rental income
$119/night · 40% occ.
$17,389
Running costs (20%)
Utilities, cleaning, maintenance
-$3,478
Income tax (10%)
Indonesian rental income tax
-$1,739
Property tax
Annual property tax
-$341
Net income
6.1% ROI
$11,831

Long-Term Rental

Yearly income
$6,930
50 comps
Rental income
$1,048/mo
$10,056
Agency fee (10%)
Finder's fee per tenant
-$1,006
Vacancy (~8%)
1.5mo gap per tenancy
-$774
Income tax (10%)
Indonesian rental income tax
-$1,006
Property tax
Annual property tax
-$341
Net income
3.6% ROI
$6,930

Short-term rental earns 1.7x more but requires active management.

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$195,062
BPHTB (freehold transfer tax)$9,753
Notary & registration$1,800
Legal / due diligence$1,951
Total acquisition costs$13,504
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,000
($0–$2,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$238,066

Gross yield (asking)

8.9%

True gross yield (all-in)

7.3%

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

Leasehold with 21 years remaining.

$390K$293K$195K$98K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $195KPeak Capital Value: NowPaid back
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 14: 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
$148K
-24%
16 years remaining
Rental Income
+$63K
Total Position
$211K
+8%
1.6%/yr
Year 10
Capital Value
$84K
-57%
11 years remaining
Rental Income
+$136K
Total Position
$220K
+13%
1.2%/yr
Year 15
Capital Value
$31K
-84%
6 years remaining
Rental Income
+$220K
Total Position
$251K
+29%
1.7%/yr
Year 20
Capital Value
$5K
-98%
1 years remaining
Rental Income
+$318K
Total Position
$322K
+65%
2.5%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.1% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Average
$119 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
80 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 40% — factor in seasonal gaps
ADR of $119 limits revenue ceiling — consider repositioning 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.
4.5%
$733/mo
40% occ.
6.1%
$987/mo
current
40% occ.
6.1%
$986/mo
current
50% occ.
7.6%
$1,240/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 years while the property is still easy to sell.

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.