Beachside Bliss: Modern 2-Bedroom Cemagi Villa with Rice Field Views for Sale Freehold
Seseh/Cemagi · Cemagi · Ref BF-563020Source · Bali Villa Realty · listed 23 Jul 2026
Ownership
Freehold
Bedrooms
2
Built area
180 m²
Land
167 m²
Brixfox Score 88 · A· top 30%Brixfox's 0–100 investment rating across 8 weighted pillars — ROI, location, rental demand, land & space, visual appeal, ownership security, payback speed and zoning. The grade is a relative rank — 88 grades as A (top 30% of tracked inventory in this market). It is not an endorsement of the yield figure by itself.Financial analysis ↓
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations 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.
4.2%
$11,687 net operating income /yr
Gross yield · all-in basis
10.8%
−6.6 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.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Expected ADR
$112
Expected booked rate (asking −33%, market-calibrated)
Expected occupancy
73%
Full-year estimate, market-calibrated
Projected annual revenue
$29,779
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
$Acquisition costs· 6.7% of price, auto-calculated
$17,057
BPHTB (freehold transfer tax)$12,714
Notary & registration$1,800
Legal fees$2,543
Renovation budget· Move-in ready. No renovation budgeted.
$Furniture & STR launch· default STR launch only (delivered furnished)
$All-in investment
$276,137
+8.6% 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
$29,779
Management fee
% of revenue−$7,445
OTA / channel fees
% of revenue$-0
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$1,191
Utilities, insurance & consumables
% of revenue−$2,382
Lodging / tourist tax
% of revenue−$2,978
Maintenance reserve
% of price−$2,543
Annual property tax
% of price−$254
Local income tax
% of profit−$1,299
Net operating income
$11,687/yr
Net yield on all-in investment
4.2%
Total return estimate
OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.Annual appreciation assumption0%
0%5% · Seseh/Cemagi 5-yr avg — historical, not a forecast8%
Indicative total return
4.2%/yr
4.2% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.
Cost to reproduce & the long-term-let alternative
What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 6% below cost to reproducecost ≈ $271kLow confidence
Long-term rental alternative: ~$18k/yr gross rent3.9% net yieldHigh confidence
The two are within 0.3 points of each other on net yield.
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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Conversational analysis — questions about this listing, answered from real data.
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Where it sits — and the comps around it
The Airbnb listings behind the market evidence above, on the map.
Location
Seseh/Cemagi
Cemagi, Pin from agency listing
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Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Good
4.2% net yield on all-in cost
Occupancy
Good
73% average occupancy
Nightly Rate
Average
$112 per night
Visual Appeal
Good
7/10 visual appeal
Size & Space
Average
167 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership
Top Highlights
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Freehold ownership — maximum long-term security
Watch Out
Secondary location — rental demand may be lower than premium areas
ADR of $112 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?
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
53% occ.
2.8%
$650/mo
63% occ.
3.5%
$812/mo
73% occ.
4.2%
$974/mo
current
83% occ.
4.9%
$1,136/mo
Turnkey Management
Your property, professionally managed
Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.
Interested in this property?
Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.
Data Sources & Methodology
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — management or self-managed OTA + staff/local operations, 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.