Iconic Open-Air Living: Luxury 1BR Pavilion Villa with Timeless Balinese Roof Structure

Iconic Open-Air Living: Luxury 1BR Pavilion Villa with Timeless Balinese Roof Structure

Seminyak, Bali

$313k

Price

1

Bedrooms

7%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 250 m²
Build: 100 m²
Est. Revenue: $10k/yr
Avg Nightly Rate: $379

How it compares in Seminyak

  • Expected occupancy of 7% compares with a 65% median across 306 tracked Seminyak villas.
  • Its expected nightly rate of $379 sits above the Seminyak median of $202.
  • Brixfox ranks its projected net yield in the bottom half of the 305 live Seminyak listings it tracks.
How Brixfox computes these figures

Investment Analysis

Step into an oasis of tranquility and style at this iconic 1-bedroom luxury villa, perfectly situated in the heart of Seminyak’s prestigious neighborhood. This property is a masterpiece of design, blending contemporary comfort with the timeless elegance of traditional Balinese architecture. The magnificent main pavilion features a high-vaulted, exposed timber roof, creating a breezy, open-air…

Price
$313,100
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1-bedroom leasehold villa in Seminyak — photo 1 of 5
Bali Villa Realty
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1-bedroom leasehold villa in Seminyak — photo 2 of 5
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1-bedroom leasehold villa in Seminyak — photo 3 of 5
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1-bedroom leasehold villa in Seminyak — photo 4 of 5
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1-bedroom leasehold villa in Seminyak — photo 5 of 5
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Iconic Open-Air Living: Luxury 1BR Pavilion Villa with Timeless Balinese Roof Structure

Seminyak · Ref BF-562255Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$313,100
Net yield
0.4%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 28 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
1
Bathrooms
1
Built area
100 m²
Land
250 m²
Brixfox Score 54 · C Leasehold · 28 yrs leftFinancial analysis ↓
Return thins after lease amortisation. 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 · 28 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.
0.4%
$1,466 net operating income /yr
Gross yield · all-in basis
2.7%
−2.3 pts in operating costs & local taxes
After lease amortisation:-3.2%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 does not repay it within the lease: 238.5 of 28 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Seminyak — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

8%booked
—rating
0reviews
$395per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 8% of nights, and it advertises $395/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

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
$379
Expected booked rate (market-calibrated)
Expected occupancy
7%
Full-year estimate, market-calibrated
Projected annual revenue
$9,572
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· 2.6% of price, auto-calculated
$8,062
Lease transfer & notarial admin (~1%)$3,131
Notary & registration$1,800
Legal fees$3,131
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default ≈ $28,500/bedroom
$
All-in investment
$349,662
+11.7% 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
$9,572
Management fee
% of revenue−$1,914
OTA / channel fees
% of revenue−$479
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$383
Utilities, insurance & consumables
% of revenue−$766
Lodging / tourist tax
% of revenue−$957
Maintenance reserve
% of price−$3,131
Annual property tax
% of price−$313
Local income tax
% of profit−$163
Net operating income
$1,466/yr
Net yield on all-in investment
0.4%
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 ÷ 28 yrs remaining−$12,488/yr
Net yield after lease amortisation-3.2%
Payback vs remaining term238.5 yrs of 28 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.
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

Surroundings confirmed

Seminyak

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Independently Verified

Cross-checked against public listings

Location corroborated

An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.

Verdict

Score, and what could go wrong

Brixfox Score

54C
LocationStrong
Premium area with high rental demand
Rental YieldWeak
0.4% net yield on all-in cost
OccupancyWeak
7% average occupancy
Nightly RateStrong
$379 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceAverage
250 m² land area
ZoningStrong
Zoned for short-term rentals
TenureGood
28 years remaining on lease
Prime location in Seminyak — high tourist traffic
Premium nightly rate of $379 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates
Net yield of 0.4% (fully managed, on all-in cost) is below the market average — model your cashflow carefully
Occupancy at 7% — 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
Expected7%$1,4680.4%
+10 pts occupancy17%$8,0682.3%
+23 pts occupancy30%$16,7014.8%
+33 pts occupancy40%$23,3016.7%

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

Lease runway28 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback50.9 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.