SESEH · ID RR-2266

Seseh Ocean Breeze: three-bedroom villa with a pool, 350.12 m², in Seseh

A three-story, 350.12 m² house on a 400 m² plot, with three bedrooms, a pool, an open-plan ground floor and a planted roof. The builders are in the finishing stage. You'd lease the land for 27 years with a guaranteed extension and pay Rp 17.58 bn, furniture included.

Unit in Seseh Ocean Breeze

Leasehold 27 years + extension
Finishing
Turnkey

3bedrooms
2bathrooms
350.12 m²villa area
400 m²plot
5villas in the project
Leasehold27 years + extension

Property

What you get

All five villas at Seseh Ocean Breeze share this plan, so you're choosing a lot, not a layout. Three floors add up to 350.12 m² (≈ 3,770 sq ft) of house on 400 m² of land in Seseh, between Pererenan and Cemagi. Pererenan's cafés are ten minutes by scooter, central Canggu fifteen.

Downstairs, the kitchen island, dining table and lounge line up behind floor-length glass that opens onto the lawn. The three bedrooms are upstairs, and the master has glass across its whole wall. Timber screens on the facade cut the midday glare, so the terrace works after lunch. Two bathrooms for three bedrooms suits a family better than three couples.

Dotta Living reports tourism (pink) zoning. The 27-year lease comes with a guaranteed extension, and the price is Rp 17.58 bn. At 70% occupancy our model nets about Rp 760 million a year, or 4.3% of the price. That's lower than the developer's deck because ours is net of costs. The PBG and SLF copies are still on our request list.

The numbers for this property

Seseh Ocean Breeze · 3BR villa yield: gross and net

The developer's investment deck quotes 75–85% occupancy, a yield of up to 11–15% and a 6–9 year payback period, all before costs. Our model below uses an AirROI rate for Seseh, occupancy typical of managed villas, and running costs at 40%.

Gross 7.2%≈ Rp 1.27 bn a year at 70% occupancy and Rp 5.0 million a night Net 4.3%≈ Rp 760 million a year · payback ≈ 23.1 years

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

Gross rental incomeRp 1.27 bn7.2% of price · rate Rp 5.0 million, occupancy 70%
Management companyRp 228 million18% of revenue · market range 15–25%
TaxRp 127 million10% of rental income · rate depends on the structure
Wear and upkeepRp 152 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 760 million4.3% of price · payback ≈ 23.1 years

Occupancy scenarios: Seseh Ocean Breeze · 3BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 1.09 bn	Rp 434 million	Rp 651 million	3.7%	27.0 years
70%base	Rp 1.27 bn	Rp 507 million	Rp 760 million	4.3%	23.1 years
80%strong	Rp 1.45 bn	Rp 579 million	Rp 868 million	4.9%	20.3 years

AirROI puts a typical Pererenan–Seseh night near Rp 3.0 million. Big pool villas earn more.

Where the numbers come from

Developer's figures: The developer's investment deck quotes 75–85% occupancy, a yield of up to 11–15% and a 6–9 year payback period, all before costs. Our model below uses an AirROI rate for Seseh, occupancy typical of managed villas, and running costs at 40%. Shown as published. They are not part of our model.
Nightly rate: Rp 5.0 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

The villa comes on a 27-year land lease, and Dotta Living commits in writing to renew it. We count the years left from handover. The order is reservation, our due diligence, then a notarized land lease plus a building contract. We haven't received the PBG or SLF as documents yet, and nightly letting needs a license that only follows the SLF.

Ownership and permits: Seseh Ocean Breeze · 3BR 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	27 years + guaranteed extensionThe years that matter start the day you get the keys. The renewal price and steps have to be in the signed land lease, not a slide deck.
Zoning	Tourism (pink), per the developerWe confirm the plot's zoning in RDTR and OSS before any money leaves your account.
Building approval (PBG)	To confirmDotta Living owes us the approval number and an extract before you commit.
Developer	Dotta LivingDotta Living has three other projects in Bali. Before your deposit we check its registration, its land rights and past handovers.
Certificate of occupancy (SLF)	After construction endsA rental license depends on the SLF. We haven't seen either permit on paper for this villa yet.
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	Turnkey, furniture per designWhatever the inventory list attached to the contract leaves out won't be in the villa.

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 Seseh Ocean Breeze · 3BR villa?

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

Terms

Seseh Ocean Breeze · 3BR villa payment schedule

ReservationA deposit takes this villa off the market while we review the documents.
ContractAfter a clean review, you sign the land lease and building contract at a notary.
Construction stagesYou pay only when we've confirmed the builders finished the matching stage.
HandoverThe last payment goes out once the villa passes inspection and you sign for it.

The developer's materials have no installment plan for this villa. Shares and deadlines go into the PPJB once our review is done.

Location

Location: Seseh

Between Pererenan and Cemagi, Seseh runs slow: rice paddies, a dark volcanic beach and a temple right on the sand. People come for the sunsets, not surf or beach clubs.

Seseh Ocean Breeze villa: drone shot of all five houses — Seseh · Badung · Pererenan–Cemagi corridor

Pererenan≈ 10 min
Central Canggu≈ 15 min
Nuanu City≈ 15 min
Ngurah Rai Airport≈ 40 min

A big pool villa here appeals to the Canggu visitor who'd rather hear frogs than scooters. The trade-off: fewer places to eat within walking distance.

Seseh · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

6hotels
5sights
1restaurant
1café

Closest places

Sejuk Beach Villahotel · 398 m
Warung Fast Adhyrestaurant · 459 m
Seseh General Storecafé · 500 m
Kecamatan Mangwihotel · 560 m
Pura Dalem Segarasight · 601 m
Villa Mataharihotel · 650 m
Villa Tepi Sawahhotel · 784 m
Udara Balihotel · 857 m

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

Straight answers

Questions about Seseh Ocean Breeze · 3BR villa

Do I pay Rise Real Bali a fee on this Seseh Ocean Breeze villa?

No. You pay the Rp 17.58 bn price and nothing more, because Dotta Living pays our fee. We cover the legal review before your deposit: the land lease wording, an RDTR and OSS zoning lookup and the PBG extract we've requested. You'll see every loose end in our written findings before the first transfer.

Can I buy this three-bedroom villa from abroad?

Yes. You see the house live on a Zoom walkthrough and sign by power of attorney at a notary. We stay on top of the end of the build, film a video tour, note any snags and hold the final payment until the contractor fixes them. The keys go straight to whoever manages the villa for you.

How did you get Rp 5.0 million a night and 4.3% net?

AirROI puts the corridor rate near Rp 3.0 million, and a 350 m² house with a private pool books higher, so we use Rp 5.0 million. Occupancy runs 60, 70 and 80% for professionally managed stays. We take 40% off gross revenue for running costs. The 4.3% net is the base case, and it's an estimate, not a promise.

Can I rent the villa out nightly once it's finished?

Yes, once the villa has its SLF and a rental license (NIB). Until then we only model long-term leases, because booking platforms remove listings without the license. Before your deposit, our RDTR and OSS check also has to confirm tourism zoning, since that's what allows nightly guests at all.

What exactly does Rp 17.58 bn cover?

The 350.12 m² house on its 400 m² plot, the pool, the finishing and the developer's furniture package. The planted roof and terrace are counted in the house area. We ask Dotta Living for the full furniture and appliance list and attach it to the contract, so what's on the list is what you get on handover day.

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