Off-plan Modern Villa Project Near Nuanu – Limited Units Available

Off-plan Modern Villa Project Near Nuanu – Limited Units Available

Seseh/Cemagi, Bali

$276k

Price

2

Bedrooms

70%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 140 m²
Build: 153 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $88

Cost to reproduce & long-term let

Asking price 53% above cost to reproduce — reproducing it would cost about $180k

Long-term rental alternative: ~$19k/yr gross rent

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

How it compares in Seseh/Cemagi

  • Expected occupancy of 70% compares with a 67% median across 351 tracked Seseh/Cemagi villas.
  • Its expected nightly rate of $88 sits above the Seseh/Cemagi median of $79.
  • Brixfox ranks its projected net yield in the top half of the 351 live Seseh/Cemagi listings it tracks.
How Brixfox computes these figures

Investment Analysis

An off-plan villa development located near Nuanu, offering modern units with efficient layouts in a fast-growing area. The project combines residential comfort with investment potential, supported by strong infrastructure and future development. Ideal for investors seeking early-stage entry and buyers looking for long-term value and rental income opportunities. Project Overview & Quick Facts Location: Walking

Price
$276,326
ReportInquire
2-bedroom leasehold villa in Seseh/Cemagi — photo 1 of 5
VillasofBali
1 / 5
2-bedroom leasehold villa in Seseh/Cemagi — photo 2 of 5
2 / 5
2-bedroom leasehold villa in Seseh/Cemagi — photo 3 of 5
3 / 5
2-bedroom leasehold villa in Seseh/Cemagi — photo 4 of 5
4 / 5
2-bedroom leasehold villa in Seseh/Cemagi — photo 5 of 5
5 / 5

Off-plan Modern Villa Project Near Nuanu – Limited Units Available

Seseh/Cemagi · Ref BF-7006Source · VillasofBali · listed 29 May 2026
Asking price · Leasehold
$276,326
Listed 168 days ago
Net yield
3.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 27 yrs, with no resale value
Inquire about this property
  • 53% above cost to reproduce · 21% above the Seseh/Cemagi median for 2-bedroom villas
  • 27-year lease · -0.6% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

At 3.1% net yield on a $312,965 all-in cost, based on 44 nearby Airbnb comparables, this off-plan Seseh/Cemagi villa scores 46/100, a weak case.

Why
Strengths
  • •Gross yield of 7.2% on all-in cost, with projected annual revenue of $22,661
  • •Net yield basis uses 44 nearby comparables with high confidence
  • •70% occupancy and $88 average daily rate support the revenue projection
Risks
  • •Leasehold with 27 years remaining; villa reverts to landowner with no resale value at lease end
  • •Off-plan project: not yet built, so delivery and build quality are unproven
  • •Asking price sits 53% above the cost to reproduce the villa (land and construction)

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
153 m²
Land
140 m²
Brixfox Score 46 · C Leasehold · 27 yrs leftFinancial analysis ↓
Return thins after lease amortisation. 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 · 27 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.
3.1%
$9,713 net operating income /yr
Gross yield · all-in basis
7.2%
−4.1 pts in operating costs & local taxes
After lease amortisation:-0.6%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: 32.2 of 27 yrs
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
$88
Expected booked rate (market-calibrated)
Expected occupancy
70%
Full-year estimate, market-calibrated
Projected annual revenue
$22,661
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· 1.5% of price, auto-calculated
$4,139
PPAT notary (lease deed)$2,763
Legal due diligence$1,376
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
$312,965
+13.3% 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
$22,661
Rental management
−$4,532
Booking channel fees
−$1,133
Utilities
−$1,133
Cleaning & laundry
−$1,133
Maintenance & repairs
−$1,133
Insurance
−$680
Guest supplies & consumables
−$453
Property tax (PBB)
−$484
PPh 4(2) final tax on rent
−$2,266
Net operating income
$9,713/yr
Net yield on all-in investment
3.1%

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 ÷ 27 yrs remaining−$11,591/yr
Net yield after lease amortisation-0.6%
Payback vs remaining term32.2 yrs of 27 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
Asking price 53% above cost to reproducecost ≈ $180kLow confidence
Long-term rental alternative: ~$19k/yr gross rent3.6% net yieldHigh confidence

Long-term letting projected to outperform short-term by 0.5 points.

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

Not quite right? Get an email when a listing like this one comes on the market.

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Seseh/Cemagi

Loading Map...

Explore the full market map
Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

46C
LocationAverage
Emerging or secondary location
Rental YieldAverage
3.1% net yield on all-in cost
OccupancyGood
70% average occupancy
Nightly RateAverage
$88 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
140 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
27 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Net yield of 3.1% (fully managed, on all-in cost) is near 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 occupancy50%$6,8142.2%
-10 pts occupancy60%$8,2642.6%
Expected70%$9,7153.1%
+10 pts occupancy80%$11,1653.6%

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

Lease runway27 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback32.2 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

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

Opening read · generated from this listing's data

At 3.1% net yield on a $312,965 all-in cost, based on 44 nearby Airbnb comparables, this off-plan Seseh/Cemagi villa scores 46/100, a weak case.

Strengths
  • •Gross yield of 7.2% on all-in cost, with projected annual revenue of $22,661
  • •Net yield basis uses 44 nearby comparables with high confidence
  • •70% occupancy and $88 average daily rate support the revenue projection
Risks
  • •Leasehold with 27 years remaining; villa reverts to landowner with no resale value at lease end
  • •Off-plan project: not yet built, so delivery and build quality are unproven
  • •Asking price sits 53% above the cost to reproduce the villa (land and construction)

Try one of these

2 free AI questions a day · a free account gets 5 — Pro is unlimited.

Questions are stored for 12 months to improve our answers. Privacy

On-site check

Have it checked on site before you fly

Brixfox Buyer Service · carried out by Villas of Bali

Buying from abroad? Someone on Bali visits this villa for you before you commit — the photos, the video and the notary's findings arrive in your Brixfox account, next to our numbers, so you decide on evidence rather than on a brochure.

We pass your name and number to Villas of Bali to plan the visit; they contact you within one working day. Payment by card through Stripe — Brixfox invoices you, in euros or dollars.

If the visit cannot take place — the villa is sold or withdrawn, or access is refused — the order is cancelled and refunded in full. The visit is carried out by Villas of Bali; the papers in the Due Diligence Pack are reviewed by an independent PPAT notary, under the notary's own name and responsibility. Brixfox gives no legal advice and no advice on ownership structures.

Inquire

Take the numbers with you, or talk to the agent

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

Interested in this property?

Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · VillasofBali

We email you a copy and check in a few days later that you heard back. No spam, no fee.

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.