SESEH · ID RR-2119

Seseh Sands: three-bedroom villa, 332 m², on a 250 m² plot

This three-floor, 332 m² villa is a one-minute walk from Seseh Beach. The standard lot gives you three bedrooms, a 20.5 m² pool and a rooftop on 250 m² of land for Rp 16.28 bn. Zoning is pink, the lease runs 32 years plus an extension, and payments go through a notary's escrow.

Unit in Seseh Sands · units listed: 2

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

Property

What you get

This is the standard Seseh Sands lot: a 332 m² (≈ 3,575 sq ft) villa over three floors on a 250 m² plot. Downstairs, the lounge and kitchen open onto a terrace by the pool. The three bedrooms, each with its own bathroom, take the second floor, and the rooftop is above. The furniture is made for the project and comes with the price.

Guests walk to Seseh Beach in a minute. That's the selling point: a villa this size in the Canggu area is almost never this close to the ocean, and here you get a quiet street with black sand around the corner.

Here's how we model it. We set the nightly rate at Rp 5.0 million. That's above the Rp 3.0 million AirROI median for the Pererenan–Seseh corridor, because this is a 332 m² three-bedroom by the beach, but below the top listings. Base occupancy is 70%, low 60%, high 80%. We take 40% off revenue for the manager, tax and repairs. In the base case about Rp 760 million a year reaches your account, or 4.7% of the price.

The numbers for this property

Seseh Sands · 3BR villa yield: gross and net

In its official materials the developer quotes an 11–15% annual return at 75–85% occupancy, before expenses. Our model below is net of management, tax and upkeep.

Gross 7.8%≈ Rp 1.27 bn a year at 70% occupancy and Rp 5.0 million a night Net 4.7%≈ Rp 760 million a year · payback ≈ 21.4 years
  • Gross rental incomeRp 1.27 bn7.8% 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 million4.7% of price · payback ≈ 21.4 years
Occupancy scenarios: Seseh Sands · 3BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 1.09 bnRp 434 millionRp 651 million4.0%25.0 years
70%baseRp 1.27 bnRp 507 millionRp 760 million4.7%21.4 years
80%strongRp 1.45 bnRp 579 millionRp 868 million5.3%18.8 years

On AirROI, a typical night in the Pererenan–Seseh corridor goes for about Rp 3.0 million. Our managed segment runs at 60–80% occupancy.

Where the numbers come from

Developer's figures
In its official materials the developer quotes an 11–15% annual return at 75–85% occupancy, before expenses. Our model 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 · corner lot: 2.5% 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'd lease the land: 32 years remain as of 2026, and the developer guarantees an extension, whose terms we check in the lease itself. Ten percent goes into notary escrow at booking. The notary then signs off the lease together with the construction agreement, and stage payments follow. The occupancy and rental permits come once construction is finished.

Ownership and permits: Seseh Sands · 3BR villa
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 + extensionWe read the renewal clause in the ground lease. The marketing deck doesn't count.
ZoningTourism (pink), per the developerBefore any deposit, we check the zone in RDTR and OSS, whatever the seller says.
Building approval (PBG)To confirmWe need the PBG number and a copy before your money moves.
DeveloperDotta LivingWe review the company, its land rights and past handovers. One payment stage waits on the notary's report.
Certificate of occupancy (SLF)After completionA rental license needs the SLF first, so your installments follow progress on site, not the calendar.
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 notaryThe notary holds your booking payment. Stage-based tranches and a penalty for late delivery cover what follows.
Furniture and handoverTurnkey, project furnitureA full furniture and appliance list becomes an appendix to the contract.
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 payment schedule

  1. 10%Your booking payment goes into the notary's escrow when you sign the reservation.
  2. 15%Paid once our checks clear and the lease and building contract are signed at the notary.
  3. 15% + 25% + 25%Paid at 25%, 50% and 80% completion, around months 4, 8 and 12.
  4. 10%The final payment, two weeks after you get the keys.

An escrow plan with progress-based installments is unusual in Bali. The alternative puts 30% up front after due diligence, and we match the choice to your cash flow.

Location

Location: Seseh

Villa builders targeting three-bedroom buyers have come to Seseh, a black-sand village ten minutes from Pererenan. Land here costs more than in Kedungu, and the buyer is a Canggu regular who wants less noise.

Seseh Sands 3BR: terraced villas between palms
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

Families book a big villa here for the beach at the door and quiet nights. Surf and restaurants mean a scooter 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

Do I pay Rise Real Bali anything for the Seseh Sands 3BR?

No. You pay the developer's price, and Dotta Living pays our commission. The checks before the deposit are on us. For this villa that means the land lease with its 32 years and guaranteed extension, the pink zone matched against RDTR and OSS, and a PBG copy with its number, all before you book.

Can I buy this three-bedroom villa remotely?

Yes. We run the viewing from the site over Zoom, so the flight is optional. A power of attorney covers your signatures at the notary, and our team accepts the finished villa on your behalf. The first 10% sits in the notary's escrow, and we inspect the 25%, 50% and 80% stages before each installment.

Where do the yield numbers come from?

AirROI shows around Rp 3.0 million a night across the corridor, and we raise that to Rp 5.0 million for a 332 m² villa by the beach. Occupancy runs 60 to 80% under professional management. Costs of 40% cover management, tax and upkeep. What comes out is our estimate, not guaranteed income.

Why is your yield lower than the developer's?

Dotta Living quotes 11–15% at 75–85% occupancy, before any expenses. We take out management, tax and upkeep and model occupancy from 60%. That leaves 4.7% net in our base case. Ask us to rerun it at the developer's occupancy, and you'll see exactly where the gap comes from.

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