SESEH · ID RR-2224

The Heights: studio, 40.8 m², in Seseh near the beach

The cheapest way into The Heights: a 40.8 m² studio on one level with a kitchen run and a bathroom, 475 meters from Seseh Beach. It costs Rp 2.53 bn on a 30-year leasehold, and Bali Baza states 30 more years on top. Keys are due in March 2027.

Unit in The Heights Seseh · units listed: 6

  • Leasehold 30 + 30 years
  • Foundations
  • Single level
  • 1sleeping area
  • 1bathroom
  • 40.8 m²living area
  • 2027handover, March
  • Leasehold30 + 30 years

Property

What you get

At 40.8 m² (≈ 440 sq ft), this is the entry studio at The Heights, a Bali Baza building in Seseh. It's all on one floor: bed, kitchen run and a bathroom with both a tub and a shower. There's covered parking below and a shared pool courtyard. The sand is 475 meters away, Pererenan ten minutes by scooter.

A studio this size rents to couples and solo travelers on short stays, and they make up most Seseh bookings. Bali Baza supplies the finish and the kitchen. Its materials don't list furniture or appliances yet, so we'll get that list in writing and make it part of your contract. The unit comes with a share of the pool, garden and parking.

You'd hold it on leasehold: a 30-year land lease plus a 30-year renewal that Bali Baza states. The building approval (PBG) is in place. At Rp 2.53 bn, it's the lowest price in the building. Two items are still open: we're checking the zoning with an RDTR extract, and the developer hasn't released a payment schedule.

Developer: Bali Baza, all projects and terms

The numbers for this property

The Heights · Studio 40.8 m² yield: gross and net

Bali Baza doesn't publish a yield. Our model below prices a Seseh studio at Rp 1.3 million a night and takes out management, tax and upkeep.

Gross 13.4%≈ Rp 339 million a year at 70% occupancy and Rp 1.3 million a night Net 8.1%≈ Rp 204 million a year · payback ≈ 12.4 years
  • Gross rental incomeRp 339 million13.4% of price · rate Rp 1.3 million, occupancy 70%
  • Management companyRp 61.1 million18% of revenue · market range 15–25%
  • TaxRp 33.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 40.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 204 million8.1% of price · payback ≈ 12.4 years
Occupancy scenarios: The Heights · Studio 40.8 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 291 millionRp 116 millionRp 174 million6.9%14.5 years
70%baseRp 339 millionRp 136 millionRp 204 million8.1%12.4 years
80%strongRp 388 millionRp 155 millionRp 233 million9.2%10.9 years

Villas between Pererenan and Seseh average about Rp 3.0 million per night on AirROI. A studio earns well under that, and our rate reflects it.

Where the numbers come from

Developer's figures
Bali Baza doesn't publish a yield. Our model below prices a Seseh studio at Rp 1.3 million a night and takes out management, tax and upkeep.
Nightly rate
Rp 1.3 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 hold this studio on leasehold: 30 years, then a 30-year extension the developer states. The deal starts with a reservation, then a notarized land lease and building contract after our checks. Bali Baza already has the PBG. The SLF and rental license come after completion, so until then we plan for long-term tenants.

Ownership and permits: The Heights · Studio 40.8 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 need to know whether the 30 years start at signing or at handover, since that changes what's left in 2027. The extension price and procedure go into the land lease.
ZoningTo confirmWe check the plot's actual status in RDTR and OSS before your deposit.
Building approval (PBG)IssuedBefore any money moves, we get the PBG number and a copy of the extract.
DeveloperBali BazaBali Baza has two finished buildings on the island. Before the deposit we check the company, its land rights and those projects.
Certificate of occupancy (SLF)After completionThe regency grants a rental license only after the SLF, so each payment follows a finished stage.
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 confirmA written furniture and appliance list goes into the contract as an 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 · Studio 40.8 m² payment schedule

  1. ReservationA booking fee holds the studio while we review the documents.
  2. AgreementOnce due diligence is clean, you sign the land lease and build contract at a notary.
  3. Construction stagesYou pay only when we've seen the stage finished.
  4. HandoverYou pay the remainder after inspecting the studio and signing the handover act.

The developer's brochure has no installment plan. We negotiate the split and the dates into the PPJB after due diligence.

Location

Location: Seseh

Seseh has black sand, rice paddies and one lane to the ocean, with Cemagi to the north and Pererenan to the south. Surf lessons and brunch are a ten-minute ride.

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

Studio guests here want a quiet base and an evening walk to the temple on the shore. What they give up is a choice of places to eat on foot.

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 · Studio 40.8 m²

What does Rise Real Bali charge for buying this studio?

Nothing. You pay Bali Baza's price, and the developer pays our fee. Before you place a deposit, we read the land lease, check the zoning in RDTR and OSS and ask Bali Baza for the PBG extract, all at our cost. You get a written list of anything still unresolved.

Can I buy a studio at The Heights remotely?

Yes. We show you the site over Zoom, and the notary handles the signing under your power of attorney. At handover we inspect for you, film it, note every defect and hold back your last installment until they're fixed. Then the management company gets the keys.

How did you get the yield on this studio?

We start from AirROI data for Pererenan–Seseh and scale it down for a 40.8 m² studio, to Rp 1.3 million a night. We run 60, 70 and 80% occupancy under professional management and take 40% of revenue off for costs. The base case comes to about 8.1% net. It's an estimate, and income isn't guaranteed.

Can I rent the studio out nightly?

Yes, once the building is complete and has a rental license (NIB). Until then we model only long-term rentals, because Airbnb, Booking.com and other platforms delist properties without a valid license. We also confirm the zoning with an RDTR extract before your deposit, so the nightly plan has paper behind it.

How much of the lease will be left at handover?

The land lease has a 30-year base term plus a 30-year renewal from the developer. Our sources don't agree on whether the clock starts at signing or at handover, so we check the start date in the lease itself. You'll see that date and the extension price before the deposit.

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