SESEH · ID RR-2245

The Heights: two-level one-bedroom apartment, 59 m², in Seseh

A 59 m² one-bedroom on two levels: living room and kitchen downstairs, bedroom upstairs, so guests on two-week stays get a door between the bed and the kitchen. It sells for Rp 3.66 bn on a 30-year lease with a stated 30-year extension. Handover is set for March 2027.

Unit in The Heights Seseh · units listed: 6

  • Leasehold 30 + 30 years
  • Foundations
  • Two levels
  • 1bedroom
  • 1bathroom
  • 59 m²living area
  • 2027handover, March
  • Leasehold30 + 30 years

Property

What you get

This is the smallest one-bedroom at The Heights: 59 m² (≈ 635 sq ft) over two floors. The living room and kitchen are downstairs, the bedroom upstairs, with one bathroom that has a tub and a shower. The building is 475 meters from Seseh Beach. Pererenan is a ten-minute ride, Canggu about fifteen.

Remote workers and couples on month-long stays are the natural tenants. One of you can take a call downstairs while the other sleeps. Bali Baza puts in the finish and the kitchen, but the furniture and appliance list isn't in its materials yet, so we'll request it and attach it to your agreement. You also share the pool, the courtyard garden and parking.

The price is Rp 3.66 bn. The land lease runs 30 years, Bali Baza states a renewal of the same length, and the developer already holds the PBG. The zoning still needs checking against an RDTR extract, and Bali Baza hasn't released its installment schedule.

Developer: Bali Baza, all projects and terms

The numbers for this property

The Heights · 1BR apartment 59 m² yield: gross and net

No developer yield exists for this apartment. Our estimate below starts at Rp 1.8 million a night for a two-level one-bedroom, then takes out the manager's cut, tax and upkeep.

Gross 12.4%≈ Rp 452 million a year at 70% occupancy and Rp 1.8 million a night Net 7.4%≈ Rp 271 million a year · payback ≈ 13.5 years
  • Gross rental incomeRp 452 million12.4% of price · rate Rp 1.8 million, occupancy 70%
  • Management companyRp 81.4 million18% of revenue · market range 15–25%
  • TaxRp 45.2 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 54.3 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 271 million7.4% of price · payback ≈ 13.5 years
Occupancy scenarios: The Heights · 1BR apartment 59 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 388 millionRp 155 millionRp 233 million6.4%15.7 years
70%baseRp 452 millionRp 181 millionRp 271 million7.4%13.5 years
80%strongRp 517 millionRp 207 millionRp 310 million8.5%11.8 years

On AirROI, a villa between Pererenan and Seseh books at around Rp 3.0 million a night. An apartment rents for less, so our rate is lower.

Where the numbers come from

Developer's figures
No developer yield exists for this apartment. Our estimate below starts at Rp 1.8 million a night for a two-level one-bedroom, then takes out the manager's cut, tax and upkeep.
Nightly rate
Rp 1.8 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.

Ownership

Ownership & what you actually get

You hold it on leasehold: 30 years on the land, plus a second 30-year term that Bali Baza states it will grant. The steps run from a booking to our document review, then a notarized lease and construction contract. The PBG is in hand. Both the SLF and the short-stay license come after the building is finished.

Ownership and permits: The Heights · 1BR apartment 59 m²
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 term30 years + 30-year extensionThe term left when you get the keys is the one that counts. The renewal price and steps belong in the land lease, and we check they're there.
ZoningTo confirmThe official RDTR and OSS records decide this. We look them up before any deposit.
Building approval (PBG)IssuedBefore your deposit, we get the PBG number and a copy.
DeveloperBali BazaBali Baza has finished two buildings in Bali so far. We review its company papers, its land rights and those completed projects.
Certificate of occupancy (SLF)After completionWithout the SLF there's no rental license. So payments follow stages we've checked, not a timetable.
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.
Developer escrowNone, 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 handoverTo confirmFurniture and appliances go on a written list that becomes part of 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

The Heights · 1BR apartment 59 m² payment schedule

  1. ReservationThe apartment comes off the market while we go through the documents.
  2. AgreementIf the checks are clean, you sign the land lease and building contract at a notary.
  3. Construction stagesInstallments follow verified progress on site, not fixed dates.
  4. HandoverThe balance is due after you accept the apartment and sign.

Bali Baza hasn't published an installment plan. The PPJB will carry the shares and deadlines we agree after checking the project.

Location

Location: Seseh

Seseh is Canggu's quiet neighbor to the northwest, with rice paddies, a temple by the water and a volcanic-sand beach. Coffee, coworking and surf are a ten-minute ride away in Pererenan.

The Heights: trees shading the pool courtyard
Seseh · Badung · 475 m to the beach
  • Seseh Beach475 m
  • Pererenan≈ 10 min
  • Canggu center≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Long-stay tenants like Seseh for quiet nights with Canggu close by. The downside: there aren't many cafés within walking distance.

Seseh · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 5sights
  • 5hotels
  • 3restaurants
  • 2beaches
  • 1café

Closest places

  • Warung Fast Adhyrestaurant · 128 m
  • Seseh General Storecafé · 332 m
  • Kecamatan Mangwihotel · 364 m
  • Villa Mataharihotel · 403 m
  • Villa Tepi Sawahhotel · 436 m
  • Sejuk Beach Villahotel · 460 m
  • Udara Balihotel · 623 m
  • The Lodgerestaurant · 661 m

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

Straight answers

Questions about The Heights · 1BR apartment 59 m²

Does Rise Real Bali take a fee on the 59 m² apartment?

No. Bali Baza pays us, and you pay the developer's list price. Our review before any deposit covers the land lease, RDTR and OSS zoning and the PBG extract. It costs you nothing, and you get the unanswered points in writing.

Can I buy this apartment without visiting Bali?

Yes. Your broker shows you the site live from Bali, and the notary signs on your behalf with the power of attorney you issue. We run the handover inspection ourselves, film it, list defects and hold the final installment until the builder fixes them. Then management takes the keys.

What yield do you model for this apartment?

We use Rp 1.8 million a night: AirROI data for the Pererenan–Seseh corridor, adjusted for a two-level 59 m² unit. At 70% occupancy, our base case, that's about 7.4% net, with a payback period near 13.5 years. Costs come to 40% of revenue. These are estimates, not guaranteed income.

Who rents a two-level one-bedroom in Seseh?

Mostly couples and remote workers staying weeks, not nights. With the bedroom upstairs, one person can work while the other rests. These guests book longer, and longer stays mean fewer turnovers and lower cleaning costs for you.

What's included in the Rp 3.66 bn price?

The apartment itself with Bali Baza's finish and kitchen. On top of that you own a share of the pool, courtyard and parking. The developer's materials don't break down furniture and appliances, so we ask for a written specification and make it an appendix to your contract. If something isn't on that list, it won't be there at handover.

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