SESEH · ID RR-2686

Seseh Sands: corner three-bedroom villa, 345 m², on a 300 m² plot

Lot 1 closes the Seseh Sands row on a 300 m² plot, 50 m² more than any other lot, with a three-floor, 345 m² villa and a 20.5 m² pool. The beach is a minute's walk. It's listed at Rp 30.26 bn on a 32-year lease with an extension, in a pink zone.

Unit in Seseh Sands · units listed: 2

  • Leasehold 32 years + extension
  • Under construction
  • Notary escrow
  • 3bedrooms
  • 3+1bathrooms
  • 345 m²villa size
  • 300 m²plot
  • Leasehold32 years + extension
  • 20.5 m²pool

Property

What you get

Lot 1 is the first of the 17 villas, right at the entrance. Its plot is 300 m² (≈ 3,230 sq ft), while the other sixteen get 250 m². Seseh Beach is a minute's walk, and it takes about ten minutes by road to reach Pererenan or central Canggu.

The three-floor layout matches the rest of the project. The developer lists this one at 345 m² (≈ 3,715 sq ft) against 332 m² on the standard-lot page, and we're confirming the difference. Downstairs are the living room, kitchen and a terrace onto the 20.5 m² pool. Upstairs are three en-suite bedrooms, with the rooftop above. The team that designed the architecture also made the furniture, and the price includes it.

Per Dotta Living, the plot is zoned pink and the lease runs another 32 years from 2026, with a guaranteed extension. This lot costs Rp 30.26 bn, against Rp 16.28 bn for the cheapest standard lot, and the price sheet shows it as available. We've asked the developer what explains the gap beyond the extra land.

The numbers for this property

Seseh Sands · 3BR villa · corner lot yield: gross and net

Dotta Living's official materials promise 11–15% a year, assuming 75–85% occupancy, before costs and without a figure per lot. Our model for lot 1 below is net of management, tax and upkeep.

Gross 4.2%≈ Rp 1.27 bn a year at 70% occupancy and Rp 5.0 million a night Net 2.5%≈ Rp 760 million a year · payback ≈ 39.8 years
  • Gross rental incomeRp 1.27 bn4.2% 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 million2.5% of price · payback ≈ 39.8 years
Occupancy scenarios: Seseh Sands · 3BR villa · corner lot
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 1.09 bnRp 434 millionRp 651 million2.2%46.5 years
70%baseRp 1.27 bnRp 507 millionRp 760 million2.5%39.8 years
80%strongRp 1.45 bnRp 579 millionRp 868 million2.9%34.9 years

AirROI has the Pererenan–Seseh corridor near Rp 3.0 million a night, and our managed segment runs at 60–80%. We use the standard lot's rate here, since guests don't pay more for a bigger plot.

Where the numbers come from

Developer's figures
Dotta Living's official materials promise 11–15% a year, assuming 75–85% occupancy, before costs and without a figure per lot. Our model for lot 1 below is net of management, tax and upkeep. 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: 4.7% net at 70% occupancy; The Leo Villas · Villa III: 9.4% 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

You hold a land lease with 32 years to run from 2026 and a guaranteed renewal. We read the renewal wording in the contract, not the brochure. The booking payment sits with the notary, the lease and construction contract follow a clean check, and the SLF and rental license come after the villa is finished.

Ownership and permits: Seseh Sands · 3BR villa · corner lot
Form of ownershipLeaseholdForeigners 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 term32 years from 2026 + extensionRenewal terms come from the signed land lease. A pitch deck isn't enough.
ZoningTourism (pink), per the developerWe confirm the zone ourselves in RDTR and OSS ahead of the deposit.
Building approval (PBG)To confirmWe've asked Dotta Living for the PBG reference and extract. You'll have them before you pay.
DeveloperDotta LivingWe vet the company, its land rights and completed villas. A notary report is one of the payment steps.
Certificate of occupancy (SLF)After completionRentals can't be licensed until the SLF exists, so each installment waits for real progress on site.
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 nomineeNot 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.
EscrowYes, with the notaryYour reservation stays with the notary. Progress-linked payments and a delay penalty in the contract guard the balance.
Furniture and handoverTurnkey, project furnitureThe contract gets an appendix listing every furniture item and appliance.
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

Seseh Sands · 3BR villa · corner lot payment schedule

  1. 10%Signing the reservation sends 10% to the notary's escrow.
  2. 15%Due after a clean review and the notarized land lease and building contract.
  3. 15% + 25% + 25%Due at 25%, 50% and 80% completion, around months 4, 8 and 12.
  4. 10%Paid within 14 days of handover.

Escrow plus payment by verified progress is rare among Bali developers. A second option asks for 30% once due diligence clears, and we'll match the choice to your cash flow.

Location

Location: Seseh

Three-bedroom projects now dot Seseh, a black-sand village about ten minutes past Pererenan. Land costs more here than in Kedungu because of the buyer: someone who'd otherwise buy in Canggu but is tired of the noise.

Seseh Sands corner lot: street-side facade render
Seseh · Badung · 1 min to the beach
  • Seseh Beach1 min on foot
  • Pererenan≈ 10 min
  • Canggu center≈ 10–15 min
  • Ngurah Rai Airport≈ 40 min

An end plot by the entrance means one neighbor fewer and easy access. Evenings out still start with a ride to Pererenan.

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 · 224 m
  • Sejuk Beach Villahotel · 290 m
  • Seseh General Storecafé · 299 m
  • Kecamatan Mangwihotel · 358 m
  • Villa Mataharihotel · 441 m
  • Villa Tepi Sawahhotel · 558 m
  • Udara Balihotel · 662 m
  • seseh beachbeach · 823 m

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

Straight answers

Questions about Seseh Sands · 3BR villa · corner lot

What does Rise Real Bali charge on the Seseh Sands corner lot?

Nothing. The price matches Dotta Living's sheet, and the developer pays our commission. Our review of the land, permits and lease before the deposit is free too. It ends in a written opinion listing every open point, and you decide on the booking after you've read it.

Can I buy the corner villa without being in Bali?

Yes. We show you the lot on Zoom, and your reservation goes into the notary's escrow once you sign the booking agreement. The land lease and building contract are signed at the notary under your power of attorney. We document each stage with photos and reports, then inspect the finished villa and send you the defect list.

How is the corner lot different from a standard Seseh Sands villa?

Mostly the land and the position. You get 300 m² instead of 250 m², and it's the first lot from the entrance. The listing gives this villa 345 m² against 332 m² for the standard lot, which we're double-checking. The price is Rp 30.26 bn against Rp 16.28 bn, and we've asked what else accounts for the difference.

What lease term do I get, and when is it ready?

Per Dotta Living, 32 years remain on the lease as of 2026, with a guaranteed extension whose terms we check in the contract. One villa takes about twelve months to build from the lot's start. You pay 10% to book, 15% after our checks, then at 25%, 50% and 80% completion, and the final 10% after handover.

Where do the yield numbers come from?

We take an AirROI rate for the area and adjust it to the villa type, which gives Rp 5.0 million a night here. Our three cases put a professional manager in charge at 60, 70 or 80% occupancy and let costs absorb 40%. The price is higher and the nightly rate isn't, so the base case nets only 2.5%. That's our projection, and nobody guarantees the income.

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