For rental income
High turnover on short stays. The management company matters more here than the view from the window.
Seminyak · Core market
Seminyak property for sale: short-stay apartments at the island's top nightly rate
Our catalog lists 14 properties in Seminyak, 7 villas and 7 apartment listings, priced from Rp 1.33 bn to Rp 11.69 bn. Of these, 5 are completed homes, ready to move in. Seminyak runs on short stays and earns the highest nightly rate on Bali, Rp 5 million at 39.4% occupancy. Nobody builds villas from scratch here anymore: you buy completed homes or apartments in projects of 8–20 units.
- Nightly rateRp 5 million
- Occupancy39.4%
- Market noterate flat, +0.7% in a year
- Entry pricefrom Rp 1.33 bn
- Properties listed14
In short
Seminyak suits investors who want predictable short-stay demand at the island's highest rate, Rp 5 million a night, with occupancy at 39.4% per AirROI for the year to July 2026. The rate is flat, up 0.7% in a year. Leases often run only 19–25 years, so we price the property at its exit date.
Is Seminyak the right area for you?
Gusti Ayu will send villas and prices in Seminyak for your budget on WhatsApp.
Who it suits
Who Seminyak works for
To live in
Beach clubs, restaurants and boutiques on the doorstep. Busy and convenient, with little quiet unless you sit in the second row.
For resale
A mature market with slower price growth than new areas. Short remaining leases shape what the next buyer will pay.
Rental market
The rental market in Seminyak
Seminyak earns Rp 5 million a night, the highest on the island, but the rate barely moves: up 0.7% over the year. Occupancy is 39.4%.
The model works on turnover. Short stays and a strong manager count for more than finishes.
Area guide
How we look at Seminyak
This is the old core of tourist Bali. With no land left, buyers pick completed homes or apartments in small projects of 8–20 units on the second and third rows.
Leases here run short, 19–25 years, because the land has changed hands many times and current contracts are running down. We value the asset at its exit date and at the extension price.
Properties
14 properties in Seminyak
Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.
SEMINYAK
from Rp 1.75 bn/ 19 years
Gate 11
Seminyak · Apartment building
- 1 bedroom
- 53–84 m²
- leasehold 19
See details
SEMINYAK
Rp 2.04 bn/ 19 years
Gate 11 · Mezzanine
Seminyak · Mezzanine with 1 bedroom
- 1 bedroom
- 80–84 m²
- leasehold 19
See details
SEMINYAK
Rp 1.75 bn/ 19 years
Gate 11 · Studio
Seminyak · Studio with 1 bedroom
- 1 bedroom
- 53–54 m²
- leasehold 19
See details
SEMINYAK
from Rp 3.19 bn/ 19 years, to 2044
Sunset Village
Seminyak · Villa complex
- 2–3 bedrooms
- plots 98–192 m²
- leasehold 19
See details
SEMINYAK
from Rp 2.45 bn/ 26 + 30 years
Beraban Luxury Lofts
Seminyak · Apartment complex
- 1–2 bedrooms
- 43–121 m²
- leasehold 26+30
See details
SEMINYAK
from Rp 1.33 bn/ 25 + 10 years
Kerobokan Residence
Seminyak · Apartments and villas
- Studio–2 bedrooms
- 23–136 m²
- leasehold 25+10
See details
SEMINYAK
Rp 1.33 bn/ 25 + 10 years
Kerobokan Residence · Studio
Seminyak · Studio
- Studio
- 23 m²
- leasehold 25+10
See details
SEMINYAK
Rp 1.50 bn/ 25 + 10 years
Kerobokan Residence · 1BR apartment
Seminyak · 1-bedroom apartment
- 1 bedroom
- 30 m²
- leasehold 25+10
See details
SEMINYAK
Rp 2.83 bn/ 25 + 10 years
Kerobokan Residence · 1BR villa Zarya
Seminyak · 1-bedroom villa
- 1 bedroom
- 77 m²
- leasehold 25+10
See details
SEMINYAK
Rp 6.11 bn/ 13 years
Four-bedroom villa with a 40 m² pool, Seminyak
Seminyak · 4-bedroom villa
- 4 bedrooms
- 211 m²
- leasehold 13
See details
SEMINYAK
Rp 9.40 bn/ 18 years
Six-bedroom villa on a 640 m² plot, Seminyak
Seminyak · 6-bedroom villa
- 6 bedrooms
- 379 m²
- leasehold 18
See details
SEMINYAK
Rp 3.51 bn/ 24 years
Two-bedroom Balinese-style villa, Seminyak
Seminyak · 2-bedroom villa
- 2 bedrooms
- 98 m²
- leasehold 24
See details
SEMINYAK
Rp 3.21 bn/ 24 years
Two-bedroom villa with a thatched pool deck, Seminyak
Seminyak · 2-bedroom villa
- 2 bedrooms
- 93 m²
- leasehold 24
See details
SEMINYAK
Rp 11.69 bn/ 30 years
Japanese-style three-bedroom villa, Seminyak
Seminyak · 3-bedroom villa
- 3 bedrooms
- 290 m²
- leasehold 30
See details
The numbers
What you net in Seminyak
The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.
| Property | Price | Nightly rate | Net per year | % of price | Payback period |
|---|---|---|---|---|---|
| Gate 11 · Studio1 bedroom · 53–54 m² | Rp 1.75 bn | Rp 1.6 million | Rp 244 million | 13.9% | 7.2 years |
These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.
Developers
Developers building in Seminyak
Companies from our directory with projects in this area. We list what they build, not how we rate them.
- Kaluna Development
- Arya Properties
- Kean Property
- Pertama Property
Guides
Worth reading before you buy in Seminyak
Law, yields and the local market: the material our own numbers rely on.
September 25, 2026·PDF
Read →
September 24, 2026·PDF
Read →
September 25, 2026·PDF
Read →
Straight answers
Questions about Seminyak
Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.
Is Seminyak worth buying when everything is already built?
Yes, for steady short-stay income at the island's top nightly rate. Prices grow more slowly than in new areas, but demand is predictable and turnover is high.
Why are Seminyak leases so short?
The land has changed hands for decades, and many current contracts are close to running out. So we value the asset at its exit date and at the extension price.
Do Seminyak apartments rent well?
Yes. Studios and mezzanine units in small projects rent well on short stays, as long as there's a management company and a rental license.