SESEH · ID RR-2280

Axis One: two-bedroom villa, 121 m², in Seseh

A 121 m² villa on two levels that sleeps a family or two couples: living space downstairs, two bedrooms upstairs, on an 85 m² plot 400 meters from the sand. It sells for Rp 5.68 bn with furniture and appliances. PCE is aiming for a September 2026 handover.

Unit in Axis One · units listed: 2

Leasehold 25 + 10 + 25
Finishing
Turnkey

2bedrooms
121 m²living area
85 m²plot
2026handover, September
Leasehold25 + 10 + 25 years

Property

What you get

The larger Axis One layout puts 121 m² (≈ 1,300 sq ft) of house on an 85 m² plot. It sits in the same Seseh row, 400 meters from the beach, ten minutes from Pererenan and fifteen from central Canggu. A tall portal marks the door, and timber screens keep out the street and the midday heat.

Downstairs you have the living room and kitchen, both opening to a private courtyard. The two bedrooms are upstairs, with windows onto a bamboo garden, so guests sleep away from the shared space. PCE fits it out with furniture and appliances. We ask for the full inventory and make it part of the contract.

PCE prices it at Rp 5.68 bn and reports tourism (pink) zoning. The land lease is 25 years, followed by contractual renewals of 10 and 25 years at the market rate of the day. Our base case leaves about Rp 488 million a year after costs, or 8.6% on the price. We're still waiting on the PBG extract.

The numbers for this property

Axis One · 2BR villa yield: gross and net

PCE doesn't publish a yield for the 2BR. Our model below books it at Rp 3.2 million a night, then takes out the manager's fee, tax and upkeep.

Gross 14.3%≈ Rp 814 million a year at 70% occupancy and Rp 3.2 million a night Net 8.6%≈ Rp 488 million a year · payback ≈ 11.6 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 814 million14.3% of price · rate Rp 3.2 million, occupancy 70%
Management companyRp 147 million18% of revenue · market range 15–25%
TaxRp 81.4 million10% of rental income · rate depends on the structure
Wear and upkeepRp 97.7 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 488 million8.6% of price · payback ≈ 11.6 years

Occupancy scenarios: Axis One · 2BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 698 million	Rp 279 million	Rp 419 million	7.4%	13.6 years
70%base	Rp 814 million	Rp 326 million	Rp 488 million	8.6%	11.6 years
80%strong	Rp 930 million	Rp 372 million	Rp 558 million	9.8%	10.2 years

AirROI puts larger villas around Seseh and Pererenan at roughly Rp 3.0 million a night. Our Rp 3.2 million for this 2BR sits above that, and we're rechecking it.

Where the numbers come from

Developer's figures: PCE doesn't publish a yield for the 2BR. Our model below books it at Rp 3.2 million a night, then takes out the manager's fee, tax and upkeep.
Nightly rate: Rp 3.2 million, our estimate for the area: AirROI puts average revenue per listing in Seseh at ≈ Rp 3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Seseh market runs at 45–48% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: Seseh Sands · 3BR villa · corner lot: 2.5% net at 70% occupancy; Seseh Sands · 3BR villa: 4.7% net at 70% occupancy; The Leo Villas · Villa III: 9.4% net at 70% occupancy.
Reports and data: AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

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Ownership

Ownership & what you actually get

You get 25 years on the land, then a 10-year and a 25-year renewal locked into the contract, each at the market rate when it starts. The paperwork runs from reservation to a notarized lease with a building contract, then the PPJB. The SLF comes once construction ends, and short-term letting needs a rental license on top of it.

Ownership and permits: Axis One · 2BR villa
Form of ownership	LeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term	25 + 10 + 25 yearsBoth renewals are in the contract at the market price on their start date. We count the remaining term from handover and settle the renewal math up front.
Zoning	Tourism (pink), per the developerWe check the pink zone in RDTR and OSS ourselves before you commit any money.
Building approval (PBG)	To confirmWe've asked PCE for the approval number and extract. You'll have them before the deposit.
Developer	PCEWe check the company records, its land rights and the projects it has finished. PCE has two other developments in Bali.
Certificate of occupancy (SLF)	After completionA rental license needs an SLF first, so each payment follows a finished stage, not a date.
Short-term rental license (NIB)	To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nominee	Not usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrow	None, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	TurnkeyThe furniture and appliance list goes into the contract as an appendix.

Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Axis One · 2BR villa?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Axis One · 2BR villa payment schedule

ReservationYour booking fee takes the 2BR off the market while we review the documents.
ContractOnce the review is clean, you sign the lease and the building contract at a notary.
Construction stagesEach installment matches progress we've verified on site.
HandoverYou pay the rest after inspection and the signed handover act.

PCE hasn't published its installment split. We put the shares and dates into the PPJB after due diligence.

Location

Location: Seseh

Seseh trades nightlife for rice fields, a dark-sand beach and a temple on the shore. Restaurants and surf are in Pererenan, about ten minutes by scooter.

Axis One 2BR: garden side of the villa row — Seseh · Badung · 400 m to the beach

Seseh Beach≈ 400 m
Pererenan≈ 10 min
Canggu center≈ 15 min
Ngurah Rai Airport≈ 40 min

Two-bedroom villas here rent to groups who want Canggu close but not outside the window. What you give up is walking to dinner.

Seseh · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

6sights
5hotels
3restaurants
2beaches
1café

Closest places

Warung Fast Adhyrestaurant · 211 m
Seseh General Storecafé · 319 m
Sejuk Beach Villahotel · 331 m
Kecamatan Mangwihotel · 376 m
Villa Mataharihotel · 454 m
Villa Tepi Sawahhotel · 559 m
Udara Balihotel · 679 m
The Lodgerestaurant · 820 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Axis One · 2BR villa

What does Rise Real Bali charge on the Axis One 2BR?

Nothing. PCE's list price is all you pay, and PCE covers our fee. Due diligence before the deposit is on us: we read the land lease, check the zone against RDTR and OSS and get the PBG extract. You see the open issues on paper before you wire anything.

Can I buy this villa from abroad?

Yes. Our broker shows you the house over Zoom, and a signed power of attorney lets the notary close the deal. We handle acceptance: a video walkthrough, a written defect list and the last payment held back until the builder fixes everything. Then we hand the keys to your management company.

Where do the yield numbers come from?

We use Rp 3.2 million a night, built from AirROI data for the corridor and adjusted for a 121 m² two-bedroom. The model assumes a managed rental at 60, 70 or 80% occupancy and takes 40% of revenue off for running costs. At 70%, it comes out at 8.6% net. That's our estimate, not a promise.

Why pick the 2BR over the one-bedroom?

Two bedrooms open the villa to families and pairs of couples, and our nightly rate goes from Rp 2.1 million to Rp 3.2 million. The price goes from Rp 4.13 bn to Rp 5.68 bn. What you give up: less plot per square meter of house, and stairs between the living floor and the bedrooms.

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