READY NOW 4 BEDROOM ESTATE FOR SALE LEASEHOLD IN SESEH BE-2974

READY NOW 4 BEDROOM ESTATE FOR SALE LEASEHOLD IN SESEH BE-2974

Bali, Bali

$2.8M

Price

3.4%

ROI

4

Bedrooms

46%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 2660 m²
Build: 960 m²
Est. Revenue: $79k/yr
Avg Nightly Rate: $470

Investment Analysis

Nestled in the peaceful area of Seseh, this villa offers a perfect balance between tranquility and accessibility. Just a short walk to the beach, you can enjoy serene coastal walks and stunning sunsets, while still being within easy reach of Canggu’s popular cafes, restaurants, and lifestyle spots.The interior showcases a clean modern tropical design, featuring spacious open-plan living areas with floor-to-ceiling glass doors that invite natural light throughout the home. The villa includes 4 well-appointed bedrooms plus a staff room, complemented by elegant finishes, neutral tones, and a seamless indoor-outdoor flow that enhances comfort and functionality. Outdoors, the property extends on more than 2600m2 of land, surrounded by lush greenery and a beautifully landscaped garden, creating a private sanctuary feel. A large swimming pool sits at the heart of the space, accompanied by a cozy gazebo lounge area, perfect for relaxing or entertaining while enjoying the tropical ambiance. This villa is an ideal choice for those seeking a serene lifestyle or a smart investment opportunity in one of Bali’s increasingly desirable coastal areas.

Bali Exception
Bali / Cemagi - Seseh
Commercial Zone
Long Lease

READY NOW 4 BEDROOM ESTATE FOR SALE LEASEHOLD IN SESEH BE-2974

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
960 m²
Land Plot
2660 m²
Tenure
Lease 37yr
Yield Curve Status

Grade B investment — short-term rental yields 1.8% net return annually.

Go to Source via Bali Exception

The Investment

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

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$446K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.8%
$4,218/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
55.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$470/night
50% ($235)Brixfox estimate($470/night)200% ($941)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$50,622
Airbnb data$470/night · 46% occupancy
Rental income
$470/night · 46% occ.
$79,317
Running costs (20%)
Utilities, cleaning, maintenance
-$15,863
Income tax (10%)
Indonesian rental income tax
-$7,932
Property tax
Annual property tax
-$4,900
Net income
1.8% ROI
$50,622

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$2,800,000
BPHTB (freehold transfer tax)$140,000
Notary & registration$1,800
Legal / due diligence$28,000
Total acquisition costs$169,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$24,000
($0–$48,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$3,043,900

Gross yield (asking)

2.8%

True gross yield (all-in)

2.6%

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 37 years remaining.

$5.3M$3.9M$2.6M$1.3M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $2.8MPeak Capital Value: Yr 12 ($3.6M)Paid 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 34: 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
$3.2M
+16%
32 years remaining
Rental Income
+$269K
Total Position
$3.5M
+26%
4.7%/yr
Year 10
Capital Value
$3.5M
+26%
27 years remaining
Rental Income
+$580K
Total Position
$4.1M
+47%
3.9%/yr
Year 15
Capital Value
$3.5M
+26%
22 years remaining
Rental Income
+$942K
Total Position
$4.5M
+60%
3.2%/yr
Year 20
Capital Value
$2.9M
+3%
17 years remaining
Rental Income
+$1.4M
Total Position
$4.2M
+52%
2.1%/yr

Location

Bali

Cemagi - Seseh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$470 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
2660 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
37 years remaining on lease

Top Highlights

Premium nightly rate of $470 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 2660 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% is below the market average — model your cashflow carefully

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.
1.1%
$2,596/mo
40% occ.
1.5%
$3,598/mo
46% occ.
1.8%
$4,218/mo
current
56% occ.
2.2%
$5,220/mo

Lease Timeline

37 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.