OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2954

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2954

Bali, Bali

$377k

Price

12.6%

ROI

3

Bedrooms

77%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 352 m²
Build: 185 m²
Est. Revenue: $70k/yr
Avg Nightly Rate: $249

Investment Analysis

Located in the Semer area, this villa enjoys a convenient and well-connected setting just minutes from the vibrant areas of Berawa and Canggu. Surrounded by cafés, restaurants. The villa features three comfortable bedrooms, each with its own ensuite bathroom, along with a guest toilet. Fully furnished, the interior is designed in a charming hut-style concept. The living space includes a cozy sofa area, a well-equipped kitchen with a bar, and a dining table, offering a welcoming space for everyday living and entertaining. Outside, the property is centered around a 39 sqm swimming pool, complemented by a sunbed perfect for lounging under the sun. A dedicated yoga area adds a wellness element to the villa, creating a peaceful space to relax and enjoy the tropical surroundings. Blending unique hut-style charm with comfortable living spaces and outdoor relaxation areas, this villa offers a distinctive tropical home ideal for private living or as an attractive rental investment.

Bali Exception
Bali / Semer

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2954

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
185 m²
Land Plot
352 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 12.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.7%
$4,000/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$249/night
50% ($124)Brixfox estimate($249/night)200% ($497)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$48,003
Airbnb data$249/night · 77% occupancy
Rental income
$249/night · 77% occ.
$69,517
Running costs (20%)
Utilities, cleaning, maintenance
-$13,903
Income tax (10%)
Indonesian rental income tax
-$6,952
Property tax
Annual property tax
-$659
Net income
12.7% ROI
$48,003

Long-Term Rental

Yearly income
$37,117
50 comps
Rental income
$5,442/mo
$52,243
Agency fee (10%)
Finder's fee per tenant
-$5,224
Vacancy (~8%)
1.5mo gap per tenancy
-$4,019
Income tax (10%)
Indonesian rental income tax
-$5,224
Property tax
Annual property tax
-$659
Net income
9.9% ROI
$37,117

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$2.4M$1.8M$1.2M$592K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $377KPeak Capital Value: Yr 3 ($386K)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
$382K
+1%
23 years remaining
Rental Income
+$255K
Total Position
$637K
+69%
11.1%/yr
Year 10
Capital Value
$332K
-12%
18 years remaining
Rental Income
+$550K
Total Position
$882K
+134%
8.9%/yr
Year 15
Capital Value
$214K
-43%
13 years remaining
Rental Income
+$893K
Total Position
$1.1M
+194%
7.5%/yr
Year 20
Capital Value
$99K
-74%
8 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+269%
6.7%/yr

Location

Bali

Semer, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.7% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$249 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
352 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 12.7% — outperforms most Bali villas
Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $249 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

57% occ.
9.4%
$2,942/mo
67% occ.
11.1%
$3,471/mo
77% occ.
12.7%
$4,000/mo
current
87% occ.
14.4%
$4,529/mo

Lease Timeline

28 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.