SESEH
from Rp 16.28 bn/ 32 years + extension
Seseh Sands
Seseh · Villa complex
- 3 bedrooms
- 332–345 m²
- leasehold 32
See details
SESEH · ID RR-1175
The Leo Villas: completed three-bedroom villa 200 m from Seseh beach
This 220 m² three-bedroom villa with a private pool already takes guests. It's one of six in a complex 200 m from Seseh beach. Since it opened in 2023, the owners report Rp 3.5–3.8 million a night at 90–96% occupancy. The leasehold runs to 2052 with a 30-year option, and the price is Rp 5.75 bn.
- Leasehold to 2052 + 30
- Completed, renting
- 200 m to the beach
- 3bedrooms
- 2bathrooms
- 220 m²villa area
- 200 mto Seseh Beach
- Leaseholdto Jan 21, 2052 + 30 years
- 2023year built
Property
What you get
The Leo Villas is a cluster of six houses in the middle of Seseh, finished in June 2023 in a tropical-minimalist style. Villa III has three bedrooms across 220 m² (≈ 2,370 sq ft), with a private pool and gardens front and back. Inside there's custom-made furniture, a double-height living room and a kitchen with built-in appliances and a coffee machine. Staff quarters and parking serve all six villas.
You're buying a rental record here, not a render: the villa has two seasons of guests behind it. For the villas the owners don't use themselves, the manager reports Rp 3.5–3.8 million a night and 90–96% occupancy. That's the top of the market, and our model below doesn't lean on it: we stick to 60–80%.
The beach is a 200-meter walk, and so are the village cafés and yoga. Pererenan is 10 minutes away, Canggu 15. The tourism zoning matters, because it's what allows guest rentals in the first place. The lease runs to January 21, 2052, roughly 25 years from purchase, with a 30-year extension option. The asking price is Rp 5.75 bn.
Here's how we model it. We take Rp 3.5 million a night, the bottom of the complex's reported range, and run 70% occupancy as the base case, 60% low and 80% high. Forty percent of revenue goes to costs before anything reaches you. At 70%, that leaves about Rp 543 million a year, or 9.4% of the price.
The numbers for this property
The Leo Villas · Villa III yield: gross and net
The seller reports 90–96% occupancy at Rp 3.5–3.8 million a night over 2024–2025. Our model below runs the usual 60–80% cases, net of management, tax and upkeep.
Gross 15.7%≈ Rp 904 million a year at 70% occupancy and Rp 3.5 million a night
Net 9.4%≈ Rp 543 million a year · payback ≈ 10.6 years
- Gross rental incomeRp 904 million15.7% of price · rate Rp 3.5 million, occupancy 70%
- Management companyRp 163 million18% of revenue · market range 15–25%
- TaxRp 90.4 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 109 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 543 million9.4% of price · payback ≈ 10.6 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 775 million | Rp 310 million | Rp 465 million | 8.1% | 12.4 years |
| 70%base | Rp 904 million | Rp 362 million | Rp 543 million | 9.4% | 10.6 years |
| 80%strong | Rp 1.03 bn | Rp 413 million | Rp 620 million | 10.8% | 9.3 years |
AirROI shows roughly Rp 3.0 million a night for the Pererenan–Seseh strip. We model this villa between 60 and 80%.
Where the numbers come from
- Developer's figures
- The seller reports 90–96% occupancy at Rp 3.5–3.8 million a night over 2024–2025. Our model below runs the usual 60–80% cases, net of management, tax and upkeep. Shown as published. They are not part of our model.
- Nightly rate
- Rp 3.5 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 Heights · Studio 40.8 m²: 8.1% 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.
Ownership
Ownership & what you actually get
Your lease runs to January 21, 2052, about 25 years from purchase, and the landowner offers another 30. We get that option confirmed in writing before the deal. Construction ended in 2023, so you sign at a notary and pay against documents. The seller states a PBG and an SLF are in place, and we're confirming the rental license.
| 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 | To Jan 21, 2052 (≈ 25 years) + 30-year optionThe landowner has to confirm the 30-year option on paper before you commit. |
| Zoning | Tourism (pink), per the developerThe seller names tourism zoning. We want an RDTR extract that shows it. |
| Building approval (PBG) | Issued, per the developerWe want the approval number and extract in hand before your deposit. |
| Developer | The Leo Villas, private seller (to confirm)For a finished villa we review the land lease, the IMB/PBG, the SLF and the booking history. |
| Certificate of occupancy (SLF) | Issued, copy to confirmA rental license needs the SLF. Here, payment follows documents, not dates. |
| 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 | Fully furnished, readyAn itemized list of furniture and appliances goes into the sale papers 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
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Terms
The Leo Villas · Villa III payment schedule
- ReservationA deposit takes Villa III off the market. You and the seller agree on the amount.
- PaymentThe house is finished, so the money moves at the notary against the deed and handover.
- HandoverYou get the keys, the land lease and the SLF, plus the rental license once it's issued.
A finished villa has no construction stages. The notary ties each payment to a document.
Location
Location: Seseh
Seseh is a quiet black-sand village 10 minutes from Pererenan and 15 from Canggu. New three-bedroom villa projects keep going up. Land costs more here than in Kedungu, but the buyer is the same: a Canggu regular who wants out of the noise.
- Seseh Beach200 m on foot
- Seseh cafés and yogaon foot
- Pererenan≈ 10 min
- Canggu≈ 15 min
Demand spills over from Pererenan onto this calm stretch of coast. A villa two minutes' walk from the sand fills its calendar without much effort.
What's nearby
The neighborhood
Within 1 km of the property
- 12restaurants
- 6sights
- 6hotels
- 4beaches
- 4cafés
- 1bar
Closest places
- Villa Tepi Sawahhotel · 143 m
- Udara Balihotel · 147 m
- Warung Alusrestaurant · 212 m
- seseh beachbeach · 222 m
- The Lodgerestaurant · 228 m
- Villa Mataharihotel · 241 m
- Local kite beachsight · 323 m
- Kecamatan Mangwihotel · 334 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about The Leo Villas · Villa III
What does Rise Real Bali charge when I buy Villa III at The Leo Villas?
Nothing. The seller pays us, and you pay the Rp 5.75 bn asking price. Our review before the deposit is free for you. It covers the land lease to January 21, 2052 and written proof of the 30-year option, an RDTR check of the tourism zoning, and copies of the PBG, the SLF and any rental license. Every gap goes into our report.
Can I buy this Seseh villa without flying over?
Yes. You tour it over Zoom, sign through a notary by power of attorney, and we take delivery for you. The villa has been finished since June 2023, so we inspect the house, the pool and the custom furniture as they are today. Payment goes through the notary against documents, and you get the keys along with the land lease, the SLF and the license paperwork.
Where do the yield numbers come from?
We use Rp 3.5 million a night. That matches AirROI for a three-bedroom in Seseh after the type adjustment and sits at the low end of the manager's range. The base case is 70% occupancy, and management, tax and upkeep take 40% of revenue. The seller's 90–96% stays out of the math. What comes out is an estimate.
Is Villa III earning rent right now?
The manager says yes: two seasons of bookings at Rp 3.5–3.8 million a night. We're confirming the short-term rental license (NIB), since booking platforms now remove listings without one. Until we've seen it, treat the nightly figures as the seller's data. You'll have the answer in our written report before your deposit.
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