EXQUISITE MEDITERRANEAN VILLA IN SESEH

EXQUISITE MEDITERRANEAN VILLA IN SESEH

Bali, Bali

$346k

Price

8.6%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 242 m²
Build: 170 m²
Est. Revenue: $60k/yr
Avg Nightly Rate: $328

Investment Analysis

This elegant 3-bedroom Mediterranean villa in Seseh offers luxurious living on a spacious 2.42 Are land, boasting 170 sqm. Just 200 meters from the famous beach of Seseh and 15 minutes away from vibrant Canggu and Berawa.

Propertia
Bali / Seseh
Commercial Zone

EXQUISITE MEDITERRANEAN VILLA IN SESEH

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
170 m²
Land Plot
242 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 12.0% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$363 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.0%
$3,446/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$328/night
50% ($164)Brixfox estimate($328/night)200% ($657)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$41,351
Airbnb data$328/night · 50% occupancy
Rental income
$328/night · 50% occ.
$59,938
Running costs (20%)
Utilities, cleaning, maintenance
-$11,988
Income tax (10%)
Indonesian rental income tax
-$5,994
Property tax
Annual property tax
-$605
Net income
12.0% ROI
$41,351

Long-Term Rental

Yearly income
$33,904
45 comps
Rental income
$4,971/mo
$47,726
Agency fee (10%)
Finder's fee per tenant
-$4,773
Vacancy (~8%)
1.5mo gap per tenancy
-$3,671
Income tax (10%)
Indonesian rental income tax
-$4,773
Property tax
Annual property tax
-$605
Net income
9.8% ROI
$33,904

Short-term rental earns 1.2x 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$345,679
BPHTB (freehold transfer tax)$17,284
Notary & registration$1,800
Legal / due diligence$3,457
Total acquisition costs$22,541
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,250
($0–$8,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$415,370

Gross yield (asking)

17.3%

True gross yield (all-in)

14.4%

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 27 years remaining.

$1.9M$1.5M$968K$484K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $346KPeak Capital Value: Yr 2 ($351K)Paid back2x Return
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 8: 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
$345K
-0%
22 years remaining
Rental Income
+$220K
Total Position
$565K
+63%
10.3%/yr
Year 10
Capital Value
$282K
-19%
17 years remaining
Rental Income
+$474K
Total Position
$756K
+119%
8.1%/yr
Year 15
Capital Value
$172K
-50%
12 years remaining
Rental Income
+$769K
Total Position
$941K
+172%
6.9%/yr
Year 20
Capital Value
$73K
-79%
7 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+243%
6.3%/yr

Location

Bali

Seseh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$328 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
242 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 12.0% — outperforms most villas in this market
Premium nightly rate of $328 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.1%
$2,048/mo
40% occ.
9.5%
$2,747/mo
50% occ.
12.0%
$3,446/mo
current
60% occ.
14.4%
$4,145/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.