Modern Villa for Sale in the Heart of Seminyak

Modern Villa for Sale in the Heart of Seminyak

Bali, Bali

$741k

Price

8.1%

ROI

4

Bedrooms

63%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 600 m²
Build: 300 m²
Est. Revenue: $89k/yr
Avg Nightly Rate: $391

Investment Analysis

This 4 bedroom villa is located in the heart of Seminyak, set on 600 sqm of land with 300 sqm of building size. Featuring a 15 x 3.5 meter private pool, lush garden, and spacious indoor outdoor living, the property offers strong lifestyle appeal and long term investment potential within walking distance to key amenities.

Villas of Bali
Bali / Seminyak

Modern Villa for Sale in the Heart of Seminyak

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
300 m²
Land Plot
600 m²
Tenure
Lease 34yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.3% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.7%
+$101K in 5yr (+14%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$5,111/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
12.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$391/night
50% ($196)Brixfox estimate($391/night)200% ($783)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$61,326
Airbnb data$391/night · 63% occupancy
Rental income
$391/night · 63% occ.
$89,461
Running costs (20%)
Utilities, cleaning, maintenance
-$17,892
Income tax (10%)
Indonesian rental income tax
-$8,946
Property tax
Annual property tax
-$1,296
Net income
8.3% ROI
$61,326

Long-Term Rental

Yearly income
$32,710
37 comps
Rental income
$4,899/mo
$47,030
Agency fee (10%)
Finder's fee per tenant
-$4,703
Vacancy (~8%)
1.5mo gap per tenancy
-$3,618
Income tax (10%)
Indonesian rental income tax
-$4,703
Property tax
Annual property tax
-$1,296
Net income
4.4% ROI
$32,710

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 34 years remaining.

$4.1M$3.1M$2.0M$1.0M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $741KPeak Capital Value: Yr 9 ($870K)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 11: 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
$842K
+14%
29 years remaining
Rental Income
+$326K
Total Position
$1.2M
+58%
9.5%/yr
Year 10
Capital Value
$866K
+17%
24 years remaining
Rental Income
+$703K
Total Position
$1.6M
+112%
7.8%/yr
Year 15
Capital Value
$796K
+7%
19 years remaining
Rental Income
+$1.1M
Total Position
$1.9M
+161%
6.6%/yr
Year 20
Capital Value
$535K
-28%
14 years remaining
Rental Income
+$1.6M
Total Position
$2.2M
+195%
5.6%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.3% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$391 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
34 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 8.3% — outperforms most Bali villas
Premium nightly rate of $391 — positioned in the top tier

Watch Out

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

43% occ.
5.6%
$3,444/mo
53% occ.
6.9%
$4,277/mo
63% occ.
8.3%
$5,111/mo
current
73% occ.
9.6%
$5,944/mo

Lease Timeline

34 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.