SESEH
from Rp 2.53 bn/ 30 + 30 years
The Heights Seseh
Seseh · Apartment complex
- Studio–1 bedroom
- 40.8–85.1 m²
- leasehold 30+30
See details
SESEH · ID RR-2231
The Heights: 40.9 m² studio in Seseh, a short walk to the sand
This 40.9 m² studio is one of two near-identical units at the bottom of The Heights price sheet: a single room with a kitchen line and a bathroom. Bali Baza asks Rp 2.53 bn. It's leasehold for 30 years, with 30 more stated by the developer, and handover is set for March 2027.
Unit in The Heights Seseh · units listed: 6
- Leasehold 30 + 30 years
- Foundations
- Single level
- 1sleeping area
- 1bathroom
- 40.9 m²living area
- 2027handover, March
- Leasehold30 + 30 years
Property
What you get
The two entry studios at The Heights differ by a tenth of a square meter, and this is the 40.9 m² (≈ 440 sq ft) one. Buyers who want two rental units in one building often take both. It's a one-room plan with a kitchen line and a bathroom with a tub and a shower. Seseh Beach is 475 meters away, and central Canggu is a fifteen-minute ride.
Two identical units under one roof make a manager's life simpler: one cleaning routine, one photo set, one listing template. Bali Baza hands over the finish and kitchen as standard. Its materials don't itemize furniture and appliances yet, so we'll ask for the list and tie it to your contract. The pool, courtyard and basement parking are shared by all owners.
The price is Rp 2.53 bn, a few million rupiah above its twin. Bali Baza holds the PBG, and the land lease runs 30 years with a stated 30-year extension. We still need an RDTR extract for the zoning, and the developer hasn't shared an installment plan.
The numbers for this property
The Heights · Studio 40.9 m² yield: gross and net
Bali Baza gives no yield figure for this studio. Our numbers below start at Rp 1.3 million a booked night, minus the manager, tax and upkeep.
Gross 13.4%≈ Rp 339 million a year at 70% occupancy and Rp 1.3 million a night
Net 8.0%≈ Rp 204 million a year · payback ≈ 12.5 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 million8.0% of price · payback ≈ 12.5 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 291 million | Rp 116 million | Rp 174 million | 6.9% | 14.5 years |
| 70%base | Rp 339 million | Rp 136 million | Rp 204 million | 8.0% | 12.5 years |
| 80%strong | Rp 388 million | Rp 155 million | Rp 233 million | 9.2% | 10.9 years |
AirROI has Pererenan–Seseh villas near Rp 3.0 million a night. For a studio in a building, we cut that rate well down.
Where the numbers come from
- Developer's figures
- Bali Baza gives no yield figure for this studio. Our numbers below start at Rp 1.3 million a booked night, minus the manager, 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
This studio sits on a 30-year land lease, and the developer says a second 30-year term is available. The order is simple: reservation, due diligence, then a lease and building agreement signed at a notary. The PBG already exists. Bali Baza applies for the occupancy certificate and the rental license only when construction is finished.
| Form of ownership | LeaseholdForeigners 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 term | 30 years + 30-year extensionThe lease start date decides how many years you actually keep. We read it in the contract, along with the renewal price. |
| Zoning | To confirmWe look the plot up in RDTR and OSS directly. A seller's summary isn't enough. |
| Building approval (PBG) | IssuedYou'll see the PBG number and its extract before paying anything. |
| Developer | Bali BazaBali Baza has delivered two buildings in Bali. We look at both, plus the company's registration and its right to the land. |
| Certificate of occupancy (SLF) | After completionThe SLF comes first, the rental license second. That's why installments follow real progress on site. |
| 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 nominee | Not 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 escrow | None, 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 handover | To confirmWe request an itemized furniture list and attach it to your agreement. |
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 40.9 m² payment schedule
- ReservationYour booking takes the studio off the market while we review the documents.
- AgreementOnce the checks pass, you sign the lease and construction contract at the notary.
- Construction stagesInstallments follow finished work we've confirmed, whatever the calendar says.
- HandoverThe last installment goes out once you accept the studio and sign off.
Bali Baza's materials don't give payment shares or dates. They go into your PPJB once our review is done.
Location
Location: Seseh
Here the coast road ends in rice terraces and a black-sand beach, halfway between Pererenan and Cemagi. Breakfast spots and surf rentals are ten minutes south.
- Seseh Beach475 m
- Pererenan≈ 10 min
- Canggu center≈ 15 min
- Ngurah Rai Airport≈ 40 min
Guests come to Seseh for sunsets and sleep. If you want a street of restaurants at the door, you ride over to Pererenan.
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 40.9 m²
Do I pay Rise Real Bali anything for this studio?
No. Bali Baza sets the price and pays our commission, so you pay the list price. We run our checks before you put down a deposit: the land lease, zoning in RDTR and OSS, and the PBG extract. We pay for that work, and any open points reach you in a written note.
How do I buy this studio from abroad?
You watch the site on a live Zoom call, then a notary signs for you by power of attorney. At handover our team inspects the studio, films it, writes up each defect and holds the final payment until Bali Baza puts them right. Then your management company gets the keys.
What sits behind the yield figures?
We take AirROI's rate for the Pererenan–Seseh corridor and scale it for this studio's size, which gives Rp 1.3 million per booked night. We run three occupancy cases under professional management, with costs at 40% of revenue. The base case comes out near 8.0% net. That's our estimate, and it isn't guaranteed.
Should I buy both twin studios?
For a rental investor, it can. The two units cost the same Rp 2.53 bn and share one layout and one listing style, which keeps cleaning and photos simple. Two units also spread your vacancy risk. The catch is double exposure to one building and one handover date.
When does the studio start earning?
Not before the March 2027 handover, and nightly guests only after the building gets its rental license (NIB). Until then our model assumes long-term tenants. Airbnb, Booking.com and other platforms now remove listings without a valid license, so we don't count on short stays before that paper exists.
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