Spacious 10 bedrooms retreat villa concept for sale leasehold in Bali Cepaka

Spacious 10 bedrooms retreat villa concept for sale leasehold in Bali Cepaka

Seseh/Cemagi, Bali

$663k

Price

10

Bedrooms

55%

Occupancy

Ownership: Leasehold
Land: 1280 m²
Build: 1352 m²
Avg Nightly Rate: $1135

Cost to reproduce & long-term let

Asking price 12% below cost to reproduce — reproducing it would cost about $750k

How it compares in Seseh/Cemagi

  • Expected occupancy of 55% compares with a 69% median across 349 tracked Seseh/Cemagi villas.
  • Its expected nightly rate of $1135 sits above the Seseh/Cemagi median of $123.
  • Brixfox ranks its projected net yield in the bottom half of the 347 live Seseh/Cemagi listings it tracks.
How Brixfox computes these figures

Investment Analysis

Located in the tranquil village of Cepaka, this exceptional 10-bedroom retreat estate is a hidden sanctuary surrounded by dense tropical greenery, jungle views,...

Price
$663,460
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10-bedroom leasehold villa in Seseh/Cemagi — photo 1 of 5
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Spacious 10 bedrooms retreat villa concept for sale leasehold in Bali Cepaka

Seseh/Cemagi · Cepaka · Ref BF-134693Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$663,460
Listed 135 days ago
Inquire about this property
Ownership
Leasehold
Bedrooms
10
Built area
1352 m²
Land
1280 m²
Brixfox Score 38 · D Leasehold · 27 yrs leftFinancial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 27 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
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Awaiting comparable data
Gross yield · all-in basis
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Before tax in your home country and financing costs. Estimates, not financial advice.

Found on Airbnb

This exact villa, photo-verified at 100% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

0%booked
—rating
0reviews
$50asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 0% of nights, and it asks $50/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below deliberately stay on the area's market median rather than this single window, so short-window peaks or gaps don't swing the underwriting — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.3% of price, auto-calculated
$15,070
Lease transfer & notarial admin (~1%)$6,635
Notary & registration$1,800
Legal fees$6,635
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$804,450
+21.3% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 12% below cost to reproducecost ≈ $750kLow confidence
Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Seseh/Cemagi · Cepaka

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 168 m of the agency's pin. This confirms the surroundings, not the exact address.

Also listed on

Airbnb

Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.

Verdict

Score, and what could go wrong

Brixfox Score

38D
LocationAverage
Emerging or secondary location
Rental YieldPending
Estimate unavailable
OccupancyAverage
55% average occupancy
Nightly RateStrong
$1135 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceStrong
1280 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureGood
27 years remaining on lease
Premium nightly rate of $1135 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates
Generous 1280 m² land — room for expansion or amenities
Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

Solid potential with some areas to watch. The strong nightly rate offsets the weaker location.

Risk & what-if

Lease runway27 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
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Take the numbers with you, or talk to the agent

Villa Underwriting Report not available here

This listing publishes no net yield right now (its figures are missing or under review), so there is nothing a report could underwrite.

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Source · Bali Home Immo

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.