Off-plan 2 bedrooms villa in Seminyak

Off-plan 2 bedrooms villa in Seminyak

Bali, Bali

$512k

Price

4.9%

ROI

2

Bedrooms

66%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 256.86 m²
Build: 290.9 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $154

Investment Analysis

Set in a prime tropical location, this villa offers a peaceful retreat while maintaining convenient access to essential amenities, shopping, dining, and entertainment.

Villas of Bali
Bali / Seminyak

Off-plan 2 bedrooms villa in Seminyak

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
290.9 m²
Land Plot
256.86 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 4.9% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+4.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$17K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$2,086/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$154/night
50% ($77)Brixfox estimate($154/night)200% ($308)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$25,029
Airbnb data$154/night · 66% occupancy
Rental income
$154/night · 66% occ.
$37,036
Running costs (20%)
Utilities, cleaning, maintenance
-$7,407
Income tax (10%)
Indonesian rental income tax
-$3,704
Property tax
Annual property tax
-$897
Net income
4.9% ROI
$25,029

Long-Term Rental

Yearly income
$18,285
36 comps
Rental income
$2,763/mo
$26,528
Agency fee (10%)
Finder's fee per tenant
-$2,653
Vacancy (~8%)
1.5mo gap per tenancy
-$2,041
Income tax (10%)
Indonesian rental income tax
-$2,653
Property tax
Annual property tax
-$897
Net income
3.6% ROI
$18,285

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.0M$787K$525K$262K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $512KPeak Capital Value: NowPaid 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 17: 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
$495K
-3%
20 years remaining
Rental Income
+$133K
Total Position
$628K
+23%
4.1%/yr
Year 10
Capital Value
$344K
-33%
15 years remaining
Rental Income
+$287K
Total Position
$631K
+23%
2.1%/yr
Year 15
Capital Value
$177K
-65%
10 years remaining
Rental Income
+$466K
Total Position
$643K
+25%
1.5%/yr
Year 20
Capital Value
$51K
-90%
5 years remaining
Rental Income
+$673K
Total Position
$724K
+41%
1.7%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.9% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
257 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
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 4.9% is near the market average — model your cashflow carefully
Compact plot at 257 m² — limited expansion potential

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

46% occ.
3.3%
$1,430/mo
56% occ.
4.1%
$1,758/mo
66% occ.
4.9%
$2,086/mo
current
76% occ.
5.7%
$2,414/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.