The Breathy of Nyanyi | A Masterpiece of Wellness Architecture

The Breathy of Nyanyi | A Masterpiece of Wellness Architecture

Seseh/Cemagi, Bali

$635k

Price

3

Bedrooms

69%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 366 m²
Build: 185 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $130

Cost to reproduce & long-term let

Long-term rental alternative: ~$27k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Seseh/Cemagi

  • Expected occupancy of 69% compares with a 69% median across 352 tracked Seseh/Cemagi villas.
  • Its expected nightly rate of $130 sits above the Seseh/Cemagi median of $119.
  • Brixfox ranks its projected net yield in the bottom half of the 352 live Seseh/Cemagi listings it tracks.
How Brixfox computes these figures

Investment Analysis

Step into another dimension where architecture doesn’t just sit on the land—it lives with it. Designed by the visionary Chris Precht, these villas are a rare intersection of European precision and Balinese soul. Located in the rising creative heart of Tabanan (Nyanyi), this 3-bedroom sanctuary is built on the principles of “Wellness Living.” From the…

Price
$635,015
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3-bedroom leasehold villa in Seseh/Cemagi — photo 1 of 5
Bali Villa Realty
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3-bedroom leasehold villa in Seseh/Cemagi — photo 2 of 5
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3-bedroom leasehold villa in Seseh/Cemagi — photo 3 of 5
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3-bedroom leasehold villa in Seseh/Cemagi — photo 4 of 5
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The Breathy of Nyanyi | A Masterpiece of Wellness Architecture

Seseh/Cemagi · Nyanyi · Ref BF-562775Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$635,015
Net yield
1.4%
Fully managed · Non-resident tax
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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
3
Bathrooms
3
Built area
185 m²
Land
366 m²
Brixfox Score 52 · C Lease term unverified — ask agencyFinancial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
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.
1.4%
$9,360 net operating income /yr
Gross yield · all-in basis
4.8%
−3.4 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Seseh/Cemagi — 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
$130
Expected booked rate (market-calibrated)
Expected occupancy
69%
Full-year estimate, market-calibrated
Projected annual revenue
$32,803
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· 2.3% of price, auto-calculated
$14,500
Lease transfer & notarial admin (~1%)$6,350
Notary & registration$1,800
Legal fees$6,350
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default ≈ $13,567/bedroom
$
All-in investment
$690,215
+8.7% 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
$32,803
Management fee
% of revenue−$6,561
OTA / channel fees
% of revenue−$1,640
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$1,312
Utilities, insurance & consumables
% of revenue−$2,624
Lodging / tourist tax
% of revenue−$3,280
Maintenance reserve
% of price−$6,350
Annual property tax
% of price−$635
Local income tax
% of profit−$1,040
Net operating income
$9,360/yr
Net yield on all-in investment
1.4%

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$27k/yr gross rent2.2% net yieldLow confidence

Long-term letting projected to outperform short-term by 0.8 points.

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

Agency pin · unverified

Seseh/Cemagi · Nyanyi

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Verdict

Score, and what could go wrong

Brixfox Score

52C
LocationAverage
Emerging or secondary location
Rental YieldWeak
1.4% net yield on all-in cost
OccupancyGood
69% average occupancy
Nightly RateGood
$130 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
366 m² land area
ZoningAverage
STR zoning not confirmed
TenureWeak
Leasehold — duration unverified
Stunning visuals (9/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Net yield of 1.4% (fully managed, on all-in cost) is below the market average — model your cashflow carefully

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy49%$4,8250.7%
-10 pts occupancy59%$7,0931.0%
Expected69%$9,3611.4%
+10 pts occupancy79%$11,6281.7%

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

Lease termUnverifiedask the agency for the lease end date before relying on any valuation
Payback29.1 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.