Exclusive Trio of Luxury Villas in Seseh, Bali – A Serene Family Retreat with Protected Greenzone Views

Exclusive Trio of Luxury Villas in Seseh, Bali – A Serene Family Retreat with Protected Greenzone Views

Bali, Bali

$1.4M

Price

7.2%

ROI

7

Bedrooms

50%

Occupancy

10 Bathrooms
Ownership: leasehold
Land: 35000 m²
Build: 1100 m²
Est. Revenue: $144k/yr
Avg Nightly Rate: $787

Investment Analysis

A 3-villa leasehold compound in Seseh, set within a gated community and sold with additional surrounding land to protect long-term greenzone views.

Villas of Bali
Bali / Seseh

Exclusive Trio of Luxury Villas in Seseh, Bali – A Serene Family Retreat with Protected Greenzone Views

Inventory
7 Beds
Bathrooms
10 Baths
Built Area
1100 m²
Land Plot
35000 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 30.0% net return annually.

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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
+4.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$177K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$8,176/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$787/night
50% ($393)Brixfox estimate($787/night)200% ($1573)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$98,112
Airbnb data$787/night · 50% occupancy
Rental income
$787/night · 50% occ.
$143,555
Running costs (20%)
Utilities, cleaning, maintenance
-$28,711
Income tax (10%)
Indonesian rental income tax
-$14,355
Property tax
Annual property tax
-$2,377
Net income
7.2% ROI
$98,112

Long-Term Rental

Yearly income
$588,651
5 comps
Rental income
$85,144/mo
$817,378
Agency fee (10%)
Finder's fee per tenant
-$81,738
Vacancy (~8%)
1.5mo gap per tenancy
-$62,875
Income tax (10%)
Indonesian rental income tax
-$81,738
Property tax
Annual property tax
-$2,377
Net income
30.0% ROI
$588,651

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$3.7M$2.7M$1.8M$915K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $1.4MPeak 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 12: 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
$1.2M
-13%
18 years remaining
Rental Income
+$521K
Total Position
$1.7M
+25%
4.6%/yr
Year 10
Capital Value
$760K
-44%
13 years remaining
Rental Income
+$1.1M
Total Position
$1.9M
+39%
3.3%/yr
Year 15
Capital Value
$353K
-74%
8 years remaining
Rental Income
+$1.8M
Total Position
$2.2M
+60%
3.2%/yr
Year 20
Capital Value
$88K
-94%
3 years remaining
Rental Income
+$2.6M
Total Position
$2.7M
+101%
3.5%/yr

Location

Bali

Seseh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$787 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
35000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Premium nightly rate of $787 — positioned in the top tier
Generous 35000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.3%
$4,826/mo
40% occ.
5.7%
$6,501/mo
50% occ.
7.2%
$8,176/mo
current
60% occ.
8.7%
$9,851/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.