SESEH · ID RR-2259

The Heights: 85.1 m² one-bedroom with a terrace in Seseh

The most space at The Heights: 85.1 m² on a single floor plus an outdoor terrace, 475 meters from Seseh Beach, for owners planning long stays. It's the largest layout still on sale, at Rp 5.27 bn. You'd lease the land for three decades, Bali Baza states a renewal of equal length, and keys are due in March 2027.

Unit in The Heights Seseh · units listed: 6

  • Leasehold 30 + 30 years
  • Foundations
  • Outdoor terrace
  • 1bedroom
  • 1bathroom
  • 85.1 m²living area
  • 2027handover, March
  • Leasehold30 + 30 years

Property

What you get

With 85.1 m² (≈ 915 sq ft) on one level, this apartment has no stairs, which suits older owners and families with a toddler. The outdoor terrace off the main room works as a second, open-air living space. There's one bathroom with a tub and shower. Seseh Beach is a 475-meter walk, and central Canggu about fifteen minutes by scooter.

If you plan to live here for long stretches, this is the unit to look at: room for a guest on the sofa and breakfast outside. Bali Baza hands it over finished, kitchen included. The developer's papers don't list furniture or appliances, so we'll get an inventory and tie it to the contract. Owners share the pool, courtyard and underground parking.

At Rp 5.27 bn it tops the price sheet. Bali Baza holds the PBG, and the 30-year land lease comes with a stated 30-year extension. The RDTR zoning check is still ahead of us, and the developer hasn't shown a payment schedule.

Developer: Bali Baza, all projects and terms

The numbers for this property

The Heights · 1BR apartment 85.1 m² yield: gross and net

Bali Baza doesn't quote a yield on the terrace apartment. Our figures below take Rp 2.3 million a night and remove management, tax and maintenance.

Gross 11.2%≈ Rp 588 million a year at 70% occupancy and Rp 2.3 million a night Net 6.7%≈ Rp 353 million a year · payback ≈ 14.9 years
  • Gross rental incomeRp 588 million11.2% of price · rate Rp 2.3 million, occupancy 70%
  • Management companyRp 106 million18% of revenue · market range 15–25%
  • TaxRp 58.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 70.5 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 353 million6.7% of price · payback ≈ 14.9 years
Occupancy scenarios: The Heights · 1BR apartment 85.1 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 504 millionRp 202 millionRp 302 million5.7%17.4 years
70%baseRp 588 millionRp 235 millionRp 353 million6.7%14.9 years
80%strongRp 672 millionRp 269 millionRp 403 million7.6%13.1 years

In AirROI data, Pererenan–Seseh villas average close to Rp 3.0 million a night. An apartment gets a lower figure, even at this size.

Where the numbers come from

Developer's figures
Bali Baza doesn't quote a yield on the terrace apartment. Our figures below take Rp 2.3 million a night and remove management, tax and maintenance.
Nightly rate
Rp 2.3 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'd hold the apartment through a land lease: 30 years to start, and Bali Baza states a further 30. After you book and our checks pass, a notary witnesses the lease and the construction contract. The building approval is already on file. The occupancy certificate and short-term rental license follow once the building is complete.

Ownership and permits: The Heights · 1BR apartment 85.1 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 extensionCount the years you'll have after handover, not from the purchase date. We want the renewal price and process in the land lease wording.
ZoningTo confirmA seller's word doesn't settle zoning. We confirm the plot's category in RDTR and OSS first.
Building approval (PBG)IssuedYou'll get the PBG number and extract from us before you transfer any money.
DeveloperBali BazaBali Baza has two completed buildings on the island. We review those, the company itself and its right to the land.
Certificate of occupancy (SLF)After completionRental licensing starts with the SLF, so each installment waits for a stage we've confirmed.
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 confirmThe furniture and appliance inventory becomes a signed appendix.
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 85.1 m² payment schedule

  1. ReservationYour booking holds the terrace unit while we run our checks.
  2. AgreementIf the review comes back clean, you sign the lease and build contract at the notary.
  3. Construction stagesMoney goes out against work we've inspected, never against a promised date.
  4. HandoverYour last payment goes out after the walkthrough and signed acceptance.

Bali Baza's documents have no installment table. Once due diligence is done, we write one into the PPJB, with shares and deadlines.

Location

Location: Seseh

Seseh runs from rice paddies down to a dark volcanic beach, with a temple on the shore and no beach clubs. Pererenan, ten minutes by scooter, has the cafés and surf.

The Heights: pool and loungers in the inner yard
Seseh · Badung · 475 m to the beach
  • Seseh Beach475 m
  • Pererenan≈ 10 min
  • Canggu center≈ 15 min
  • Ngurah Rai Airport≈ 40 min

People who settle in Seseh for months value the calm evenings and the sunsets. They give up walking to restaurants, which cluster next door in Pererenan.

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 85.1 m²

Do I pay Rise Real Bali anything on the 85.1 m² apartment?

No. Bali Baza pays us, so your cost stops at its list price. Before your deposit we cover the due diligence ourselves, from the land lease and the RDTR and OSS zoning check to the PBG extract. You get a written rundown of whatever is still open.

Can I buy the terrace apartment without traveling?

Yes. A live Zoom tour shows you the site, and a notary signs the contract under your power of attorney. Once construction wraps up, our team inspects and films the unit and logs defects. Bali Baza gets the final payment only after fixing them, and then the management company receives the keys.

What return does the model show for this apartment?

We use Rp 2.3 million a night, from AirROI for Pererenan–Seseh and adjusted for an 85.1 m² apartment. At 70% occupancy the net comes out near 6.7%, with a payback period of about 14.9 years. The low case at 60% gives 5.7%. Costs are 40% of revenue, and every figure is an estimate.

Is this apartment better for living in or for renting out?

For living, in our view. The single level, the terrace and the extra space make long stays comfortable, and our model shows a lower net yield than the studios. If rental return is the goal, the 45 m² studio models better. If you want a Bali base that also earns its keep while you're away, this is the one.

Does the price include furniture?

Rp 5.27 bn covers Bali Baza's finish and the fitted kitchen. The developer's materials don't spell out loose furniture and appliances yet. We ask for a full specification and attach it to your contract, so you know exactly what the rooms and terrace will have on handover day.

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