Modern 4 bedroom villa for sale in Seminyak

Modern 4 bedroom villa for sale in Seminyak

Bali, Bali

$389k

Price

11.6%

ROI

4

Bedrooms

42%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 340 m²
Build: 400 m²
Est. Revenue: $65k/yr
Avg Nightly Rate: $417

Investment Analysis

Brand-new, modern 4-bedroom villa in a prime Seminyak residential pocket. Designed for comfort and investment appeal, it offers flexible opened/enclosed living, a private pool, lush garden, and a generous 400 m² build on 340 m² of land—perfect for lifestyle use or high-demand rentals in a strategic location.

Villas of Bali
Bali / Seminyak

Modern 4 bedroom villa for sale in Seminyak

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
400 m²
Land Plot
340 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 11.5% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$13K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$3,715/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$417/night
50% ($209)Brixfox estimate($417/night)200% ($834)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$44,581
Airbnb data$417/night · 42% occupancy
Rental income
$417/night · 42% occ.
$64,660
Running costs (20%)
Utilities, cleaning, maintenance
-$12,932
Income tax (10%)
Indonesian rental income tax
-$6,466
Property tax
Annual property tax
-$681
Net income
11.5% ROI
$44,581

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$388,889
BPHTB (freehold transfer tax)$19,444
Notary & registration$1,800
Legal / due diligence$3,889
Total acquisition costs$25,133
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,000
($0–$20,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$474,122

Gross yield (asking)

16.6%

True gross yield (all-in)

13.6%

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 25 years remaining.

$1.9M$1.4M$935K$467K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $389KPeak Capital Value: NowPaid 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
$376K
-3%
20 years remaining
Rental Income
+$237K
Total Position
$612K
+57%
9.5%/yr
Year 10
Capital Value
$261K
-33%
15 years remaining
Rental Income
+$511K
Total Position
$772K
+99%
7.1%/yr
Year 15
Capital Value
$135K
-65%
10 years remaining
Rental Income
+$829K
Total Position
$964K
+148%
6.2%/yr
Year 20
Capital Value
$39K
-90%
5 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+218%
6.0%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$417 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
340 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 11.5% — outperforms most villas in this market
Premium nightly rate of $417 — positioned in the top tier

Watch Out

Occupancy at 42% — factor in seasonal gaps
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

30% occ.
8.0%
$2,608/mo
40% occ.
10.8%
$3,496/mo
42% occ.
11.5%
$3,715/mo
current
52% occ.
14.2%
$4,603/mo

Lease Timeline

25 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.