Luxury 2 Bedroom Villa for Sale in the Heart of Petitenget: Bali’s Most Coveted Address

Luxury 2 Bedroom Villa for Sale in the Heart of Petitenget: Bali’s Most Coveted Address

Seminyak, Bali

$428k

Price

2

Bedrooms

67%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 200 m²
Build: 175 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $102

Cost to reproduce & long-term let

Reproducing this villa would cost about $148k — reproducing it would cost about $148k

Long-term rental alternative: ~$18k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Seminyak

  • Expected occupancy of 67% compares with a 64% median across 304 tracked Seminyak villas.
  • Its expected nightly rate of $102 sits below the Seminyak median of $125.
  • Brixfox ranks its projected net yield in the bottom half of the 303 live Seminyak listings it tracks.
How Brixfox computes these figures

Investment Analysis

Elegant 2BR leasehold villa for sale in Petitenget, steps from the beach. Open-plan living, Balinese décor & 24/7 security. Code: IPB00257

Price
$427,681
ReportInquire
2-bedroom leasehold villa in Seminyak — photo 1 of 5
Bali Villa Realty
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2-bedroom leasehold villa in Seminyak — photo 2 of 5
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Luxury 2 Bedroom Villa for Sale in the Heart of Petitenget: Bali’s Most Coveted Address

Seminyak · Ref BF-562594Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$427,681
Listed 113 days ago
Net yield
2.4%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 16 yrs, with no resale value
Inquire about this property
  • 68% above the Seminyak median for 2-bedroom villas
  • 16-year lease · -3.8% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

A mixed case: 2.4% net yield on $441,892 all-in cost, based on 97 nearby Airbnb comparables with high confidence, on a 16-year leasehold.

Why
Strengths
  • •Net yield of 2.4%, backed by a deep, consistent set of 97 nearby Airbnb comparables (high confidence)
  • •Gross yield of 5.7% on all-in cost, with projected annual revenue of $25,197 at 67% occupancy
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold with 16 years remaining; the villa returns to the landowner at lease end, with no resale value
  • •Short-term letting projects only 0.1 points above the long-term let alternative of 2.3% net
  • •Brixfox score of 59/100, a mixed case

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 12 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
175 m²
Land
200 m²
Brixfox Score 59 · C+· top 85% Leasehold · 16 yrs leftFinancial analysis ↓
Short lease — 16 yrs left. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — 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 · 16 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.
2.4%
$10,591 net operating income /yr
Gross yield · all-in basis
5.7%
−3.3 pts in operating costs & local taxes
After lease amortisation:-3.8%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: 41.7 of 16 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.

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
$102
Expected booked rate (market-calibrated)
Expected occupancy
67%
Full-year estimate, market-calibrated
Projected annual revenue
$25,197
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

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· 1.3% of price, auto-calculated
$5,658
PPAT notary (lease deed)$4,277
Legal due diligence$1,381
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
$441,893
+3.3% 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
$25,197
Rental management
−$5,039
Booking channel fees
−$1,260
Utilities
−$1,260
Cleaning & laundry
−$1,260
Maintenance & repairs
−$1,260
Insurance
−$756
Guest supplies & consumables
−$504
Property tax (PBB)
−$748
PPh 4(2) final tax on rent
−$2,520
Net operating income
$10,591/yr
Net yield on all-in investment
2.4%

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 — the villa returns to the landowner and has no resale value 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 ÷ 16 yrs remaining−$27,618/yr
Net yield after lease amortisation-3.8%
Payback vs remaining term41.7 yrs of 16 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Reproducing this villa would cost about $148kcost ≈ $148kLow confidence
Long-term rental alternative: ~$18k/yr gross rent2.3% net yieldMedium confidence

The two are within 0.1 points of each other on net yield.

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The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Seminyak

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

59C+
LocationStrong
Premium area with high rental demand
Rental YieldAverage
2.4% net yield on all-in cost
OccupancyGood
67% average occupancy
Nightly RateAverage
$102 per night
Visual AppealGood
6/10 visual appeal
Size & SpaceAverage
200 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureAverage
16 years remaining on lease
Prime location in Seminyak — high tourist traffic
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Net yield of 2.4% (fully managed, on all-in cost) is near the market average — model your cashflow carefully
ADR of $102 limits revenue ceiling — consider repositioning potential

Strong income today, but the 16-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy47%$7,2271.6%
-10 pts occupancy57%$8,9092.0%
Expected67%$10,5912.4%
+10 pts occupancy77%$12,2732.8%

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

Lease runway16 yearsCautionPlan an exit within ~1 years, while resale is still easy.
Payback41.7 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

A mixed case: 2.4% net yield on $441,892 all-in cost, based on 97 nearby Airbnb comparables with high confidence, on a 16-year leasehold.

Strengths
  • •Net yield of 2.4%, backed by a deep, consistent set of 97 nearby Airbnb comparables (high confidence)
  • •Gross yield of 5.7% on all-in cost, with projected annual revenue of $25,197 at 67% occupancy
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold with 16 years remaining; the villa returns to the landowner at lease end, with no resale value
  • •Short-term letting projects only 0.1 points above the long-term let alternative of 2.3% net
  • •Brixfox score of 59/100, a mixed case

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.