Luxury 4-Bedroom Modern Villa for Sale in Prime Seminyak

Luxury 4-Bedroom Modern Villa for Sale in Prime Seminyak

Bali, Bali

$1.0M

Price

4.4%

ROI

4

Bedrooms

44%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 440 m²
Build: 475.6 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $428

Investment Analysis

This stunning four-bedroom luxury villa is located in the heart of Seminyak, set on 440 sqm of residential (R-2) land. Designed with contemporary tropical architecture, the property combines expansive glass elements, high ceilings, and seamless indoor–outdoor integration to create a bright, airy, and elegant living environment.

Villas of Bali
Bali / Seminyak

Luxury 4-Bedroom Modern Villa for Sale in Prime Seminyak

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
475.6 m²
Land Plot
440 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 4.4% net return annually.

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The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$1K in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$3,821/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$428/night
50% ($214)Brixfox estimate($428/night)200% ($856)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$45,847
Airbnb data$428/night · 44% occupancy
Rental income
$428/night · 44% occ.
$68,119
Running costs (20%)
Utilities, cleaning, maintenance
-$13,624
Income tax (10%)
Indonesian rental income tax
-$6,812
Property tax
Annual property tax
-$1,836
Net income
4.4% ROI
$45,847

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$1,049,383
BPHTB (freehold transfer tax)$52,469
Notary & registration$1,800
Legal / due diligence$10,494
Total acquisition costs$64,763
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,890
($0–$23,780)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,176,136

Gross yield (asking)

6.5%

True gross yield (all-in)

5.8%

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.

$2.1M$1.6M$1.1M$537K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.0MPeak Capital Value: Yr 2 ($1.1M)Paid back
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 18: 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
$1.0M
-0%
22 years remaining
Rental Income
+$243K
Total Position
$1.3M
+23%
4.2%/yr
Year 10
Capital Value
$855K
-19%
17 years remaining
Rental Income
+$526K
Total Position
$1.4M
+32%
2.8%/yr
Year 15
Capital Value
$522K
-50%
12 years remaining
Rental Income
+$853K
Total Position
$1.4M
+31%
1.8%/yr
Year 20
Capital Value
$222K
-79%
7 years remaining
Rental Income
+$1.2M
Total Position
$1.5M
+39%
1.6%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$428 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
440 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Premium nightly rate of $428 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 4.4% is near the market average — model your cashflow carefully
Occupancy at 44% — 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.
3.0%
$2,582/mo
40% occ.
4.0%
$3,494/mo
44% occ.
4.4%
$3,821/mo
current
54% occ.
5.4%
$4,732/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.