OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2977

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2977

Bali, Bali

$315k

Price

6.5%

ROI

3

Bedrooms

63%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 315 m²
Build: 138 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $131

Investment Analysis

Located in the Semer area, this villa enjoys a strategic yet peaceful residential setting just minutes from Berawa and Canggu.Inside, the villa features a modern tropical design with clean architectural lines, warm neutral tones, and large floor-to-ceiling glass doors that allow natural light to flow throughout the home. The layout includes three spacious bedrooms, each with its own ensuite bathroom, as well as an additional guest bathroom. Fully furnished and thoughtfully designed, the bright living area connects seamlessly to the dining space and a well-equipped kitchen. The outdoor area is centered around a private swimming pool with a stylish wooden deck and sun loungers. This villa offers an excellent opportunity for both private living and a high-potential rental investment in one of Bali’s most desirable residential areas.

Bali Exception
Bali / Semer

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2977

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
138 m²
Land Plot
315 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — short-term rental yields 6.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$25K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$1,712/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$131/night
50% ($66)Brixfox estimate($131/night)200% ($262)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$20,549
Airbnb data$131/night · 63% occupancy
Rental income
$131/night · 63% occ.
$30,143
Running costs (20%)
Utilities, cleaning, maintenance
-$6,029
Income tax (10%)
Indonesian rental income tax
-$3,014
Property tax
Annual property tax
-$551
Net income
6.5% ROI
$20,549

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$814K$610K$407K$203K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $315KPeak 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 13: 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
$289K
-8%
19 years remaining
Rental Income
+$109K
Total Position
$399K
+27%
4.8%/yr
Year 10
Capital Value
$195K
-38%
14 years remaining
Rental Income
+$236K
Total Position
$430K
+37%
3.2%/yr
Year 15
Capital Value
$96K
-70%
9 years remaining
Rental Income
+$382K
Total Position
$478K
+52%
2.8%/yr
Year 20
Capital Value
$26K
-92%
4 years remaining
Rental Income
+$552K
Total Position
$578K
+84%
3.1%/yr

Location

Bali

Semer, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Good
$131 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
315 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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.
4.4%
$1,153/mo
53% occ.
5.5%
$1,432/mo
63% occ.
6.5%
$1,711/mo
current
73% occ.
7.6%
$1,990/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.