Off-plan 3 bedrooms villa in Seminyak

Off-plan 3 bedrooms villa in Seminyak

Bali, Bali

$475k

Price

9.4%

ROI

3

Bedrooms

61%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 156 m²
Build: 288.34 m²
Est. Revenue: $66k/yr
Avg Nightly Rate: $296

Investment Analysis

This villa is situated in a tranquil yet strategic location, offering easy access to dining, shopping, and entertainment while maintaining a private retreat atmosphere.

Villas of Bali
Bali / Seminyak

Off-plan 3 bedrooms villa in Seminyak

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
288.34 m²
Land Plot
156 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 9.5% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$62K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$3,780/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$296/night
50% ($148)Brixfox estimate($296/night)200% ($592)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$45,355
Airbnb data$296/night · 61% occupancy
Rental income
$296/night · 61% occ.
$65,981
Running costs (20%)
Utilities, cleaning, maintenance
-$13,196
Income tax (10%)
Indonesian rental income tax
-$6,598
Property tax
Annual property tax
-$832
Net income
9.5% ROI
$45,355

Long-Term Rental

Yearly income
$12,599
36 comps
Rental income
$1,935/mo
$18,574
Agency fee (10%)
Finder's fee per tenant
-$1,857
Vacancy (~8%)
1.5mo gap per tenancy
-$1,429
Income tax (10%)
Indonesian rental income tax
-$1,857
Property tax
Annual property tax
-$832
Net income
2.7% ROI
$12,599

Short-term rental earns 3.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.7M$1.3M$846K$423K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $475KPeak 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 10: 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
$413K
-13%
18 years remaining
Rental Income
+$241K
Total Position
$654K
+38%
6.6%/yr
Year 10
Capital Value
$266K
-44%
13 years remaining
Rental Income
+$520K
Total Position
$786K
+65%
5.2%/yr
Year 15
Capital Value
$123K
-74%
8 years remaining
Rental Income
+$844K
Total Position
$967K
+103%
4.8%/yr
Year 20
Capital Value
$31K
-94%
3 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+163%
5.0%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.5% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$296 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
156 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 9.5% — outperforms most Bali villas
Premium nightly rate of $296 — positioned in the top tier

Watch Out

Compact plot at 156 m² — limited expansion potential
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

41% occ.
6.4%
$2,519/mo
51% occ.
8.0%
$3,149/mo
61% occ.
9.5%
$3,780/mo
current
71% occ.
11.1%
$4,410/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.