SESEH · ID RR-2252

The Heights: 70.5 m² one-bedroom on two floors in Seseh

A 70.5 m² one-bedroom on two floors, lounge and kitchen below, bedroom above, for owners who'll spend a few months a year in Bali and rent out the rest. Bali Baza lists it at Rp 4.74 bn. It's a 30-year leasehold, the developer states a further 30, and completion is set for March 2027.

Unit in The Heights Seseh · units listed: 6

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

Property

What you get

At 70.5 m² (≈ 760 sq ft), this two-floor apartment has a real living room and kitchen downstairs and a private bedroom upstairs. The one bathroom has a tub and a shower. The Heights is 475 meters from Seseh Beach, so a morning swim doesn't need a scooter. Pererenan's cafés are ten minutes away.

Buyers who mix their own holidays with rentals like the extra room: there's space for a proper dining table and a desk. Bali Baza finishes the unit and installs the kitchen. We don't have a furniture and appliance list from the developer yet, and we'll make one a written part of your deal. The pool, gardens and parking are shared among owners.

The price is Rp 4.74 bn. The land lease runs 30 years, and Bali Baza states one extension for another 30. The PBG is issued. Still open: the RDTR zoning extract and the payment schedule, since Bali Baza hasn't released one.

Developer: Bali Baza, all projects and terms

The numbers for this property

The Heights · 1BR apartment 70.5 m² yield: gross and net

Bali Baza hasn't put out a yield for the 70.5 m² layout. Our calculation below runs on Rp 2.0 million a night, then takes out management fees, tax and upkeep.

Gross 10.2%≈ Rp 483 million a year at 65% occupancy and Rp 2.0 million a night Net 8.2%≈ Rp 386 million a year · payback ≈ 12.3 years
  • Gross rental incomeRp 483 million10.2% of price · rate Rp 2.0 million, occupancy 65%
  • Operating costsRp 96.6 million20% of revenue
  • Net to youRp 386 million8.2% of price · payback ≈ 12.3 years
Occupancy scenarios: The Heights · 1BR apartment 70.5 m²
OccupancyGross incomeExpenses 20%Net% of pricePayback period
55%cautiousRp 409 millionRp 81.7 millionRp 327 million6.9%14.5 years
65%baseRp 483 millionRp 96.6 millionRp 386 million8.2%12.3 years
75%strongRp 557 millionRp 111 millionRp 446 million9.4%10.6 years

The base case is 65% occupancy under professional management, with 55% as the cautious case and 75% as the strong one.

Where the numbers come from

Developer's figures
Bali Baza hasn't put out a yield for the 70.5 m² layout. Our calculation below runs on Rp 2.0 million a night, then takes out management fees, tax and upkeep.
Nightly rate
Rp 2.0 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
20% of revenue: the property's operating costs.
Comparable listings
Seseh Sands · 3BR villa · corner lot: 8.2% net at 90% occupancy; Seseh Sands · 3BR villa: 8.2% net at 90% occupancy; The Leo Villas · Villa III: 10.0% net at 53% occupancy.
Reports and data
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

You hold a 30-year land lease, which Bali Baza says it will extend by 30 more. After the booking and our review, you and the developer sign the lease and construction contract at a notary. Bali Baza has its PBG. The SLF and rental license come at the end of construction, and we plan income around that.

Ownership and permits: The Heights · 1BR apartment 70.5 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 extensionWe measure the lease from the date you get the keys, not the day you buy. The extension price and procedure have to be in the land lease text.
ZoningTo confirmRDTR and OSS show the plot's legal use. We check both registries ourselves before a deposit.
Building approval (PBG)IssuedYou'll have the approval number and extract before you pay.
DeveloperBali BazaBali Baza has completed two buildings in Bali. Before any deposit we go through them, plus the company's documents and land rights.
Certificate of occupancy (SLF)After completionA rental license can't come before the SLF. So your installments follow confirmed stages, 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.
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 confirmOur request: a list of every piece of furniture and each appliance, attached 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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Hi, I'm Gusti. Want the full price list and payment plan for The Heights · 1BR apartment 70.5 m²?

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Terms

The Heights · 1BR apartment 70.5 m² payment schedule

  1. ReservationBooking takes the apartment off the market while we vet the documents.
  2. AgreementWith due diligence clear, the notary witnesses the lease and building contract.
  3. Construction stagesEach payment waits until we've seen that stage finished.
  4. HandoverThe final payment follows your sign-off on the finished apartment.

Bali Baza doesn't put its payment terms in the brochure. After our checks, we lock the percentages and deadlines into the PPJB.

Location

Location: Seseh

West of Pererenan the coast goes quiet: Seseh has green rice terraces, a shoreline temple and a dark-sand beach. For a busier evening, central Canggu is fifteen minutes away.

The Heights: evening pool deck with wicker lamps
Seseh · Badung · 475 m to the beach
  • Seseh Beach475 m
  • Pererenan≈ 10 min
  • Canggu center≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Part-time residents buy here to wake up to birds instead of traffic. The cost of that calm is a short ride whenever you eat out.

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 70.5 m²

Will Rise Real Bali charge me for the 70.5 m² apartment?

No. Bali Baza pays our commission, and you pay the list price, nothing on top. Before your deposit, at our expense, we study the land lease, get a copy of the PBG and check the zoning in RDTR and OSS. Anything still open comes to you as a written note.

Can the purchase happen while I'm abroad?

Yes. You tour the site on a live video call, and a notary signs your documents under a power of attorney. At completion our team checks the apartment, films it, writes a defect list and holds your last payment until the repairs are finished. After that the manager gets the keys.

How much can this apartment earn?

Our model starts at Rp 2.0 million a night, based on comparable managed properties in the Pererenan–Seseh corridor and adjusted for 70.5 m² over two floors. The base case, 65% occupancy, returns about 8.2% net with a payback period near 12.3 years. Operating costs take 20% of revenue. It's our estimate, not a promise.

Can I live in the apartment part of the year and rent it out otherwise?

Yes, and that's what this size suits best. You block your weeks with the management company, and it rents out the rest. Every week you stay cuts rental income, so we can rerun the model with your own dates. Nightly rentals need the building's rental license, which comes after completion.

Why is the yield lower than on the studios?

The price rises faster than the nightly rate. You pay Rp 4.74 bn here, almost twice the smallest studio, while our rate only goes from Rp 1.3 million to Rp 2.0 million. The extra money buys space for your own stays, not extra return.

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