SESEH · ID RR-2238

The Heights: 45 m² studio, the largest of the three, in Seseh

The largest studio at The Heights has 45 m² on one level, about 4 m² more than the entry units, with a kitchen line and a bathroom. Seseh Beach is 475 meters away, and the price is Rp 2.79 bn. You'd hold a 30-year leasehold plus a stated 30-year extension, and Bali Baza plans handover for March 2027.

Unit in The Heights Seseh · units listed: 6

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

Property

What you get

Of the three studio layouts still on sale at The Heights, this is the biggest, at 45 m² (≈ 485 sq ft). Those few extra meters let a couple unpack for a week without tripping over suitcases. You get a kitchen line and a bathroom that has both a tub and a shower. It's 475 meters to Seseh Beach and ten minutes by scooter to Pererenan.

In our model this studio earns the best net return in the building, because its nightly rate rises faster than its price. Bali Baza delivers the finish and the kitchen. The brochure doesn't spell out furniture or appliances, and we'll get that list written into your contract. You share the pool, the courtyard garden and the parking under the building.

You pay Rp 2.79 bn, about Rp 260 million more than the 40.8 m² studio. The land lease is 30 years, and Bali Baza states a 30-year extension. The PBG is issued. We're still working on two things: the RDTR zoning extract and a payment schedule, which Bali Baza hasn't put out yet.

Developer: Bali Baza, all projects and terms

The numbers for this property

The Heights · Studio 45 m² yield: gross and net

There's no developer yield for the 45 m² studio. We model it at Rp 1.5 million per booked night, net of management, tax and upkeep.

Gross 13.8%≈ Rp 384 million a year at 70% occupancy and Rp 1.5 million a night Net 8.3%≈ Rp 231 million a year · payback ≈ 12.1 years
  • Gross rental incomeRp 384 million13.8% of price · rate Rp 1.5 million, occupancy 70%
  • Management companyRp 69.2 million18% of revenue · market range 15–25%
  • TaxRp 38.4 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 46.1 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 231 million8.3% of price · payback ≈ 12.1 years
Occupancy scenarios: The Heights · Studio 45 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 329 millionRp 132 millionRp 198 million7.1%14.1 years
70%baseRp 384 millionRp 154 millionRp 231 million8.3%12.1 years
80%strongRp 439 millionRp 176 millionRp 264 million9.5%10.6 years

On AirROI, villas in the Pererenan–Seseh corridor get roughly Rp 3.0 million a night. A studio in an apartment building earns well below that in our model.

Where the numbers come from

Developer's figures
There's no developer yield for the 45 m² studio. We model it at Rp 1.5 million per booked night, net of management, tax and upkeep.
Nightly rate
Rp 1.5 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

It's leasehold: Bali Baza grants a 30-year land lease and names a further 30 years. After the booking and a clean due diligence, you sign the lease and the building contract at a notary. Construction runs under an issued PBG. The occupancy and rental permits follow completion, so the first months may go to a long-stay tenant.

Ownership and permits: The Heights · Studio 45 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 years left at handover matter more than the headline number. We also want the renewal terms written into the land lease.
ZoningTo confirmBefore the deposit, we pull the plot record from RDTR and OSS ourselves.
Building approval (PBG)IssuedWe get the PBG number and extract for your file before you pay.
DeveloperBali BazaBali Baza has two completed buildings on the island. We review them along with the company and its land rights.
Certificate of occupancy (SLF)After completionThe rental license depends on the SLF, so each payment waits for a stage we've verified.
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 contract gets a furniture and appliance inventory 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 45 m² payment schedule

  1. ReservationA booking takes this studio off the market while we check the documents.
  2. AgreementYou sign the lease and building contract at the notary, only after clean checks.
  3. Construction stagesYou pay stage by stage as we confirm the work.
  4. HandoverThe final payment follows your acceptance of the finished studio.

Bali Baza hasn't put a payment schedule in writing. We set the percentages and dates in the PPJB after due diligence.

Location

Location: Seseh

Between Pererenan and Cemagi, Seseh is still a village: a sea temple on the rocks, dark sand and fields running almost to the beach. Restaurants and surf shops are a short ride away.

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

Couples who book Seseh want early nights and a sunset walk. They'll take a scooter to dinner, since there isn't much 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 · Studio 45 m²

Does Rise Real Bali charge a buyer's fee on the 45 m² studio?

No. You pay what Bali Baza lists, and our commission comes from the developer's side. Our work before the deposit is free: a full read of the land lease, an RDTR and OSS zoning lookup and a copy of the PBG. Whatever is still unresolved goes into a written summary for you.

Can I buy this studio while living overseas?

Yes. Our broker shows you the site on Zoom as it stands, and a notary completes the paperwork under your power of attorney. When the building is finished, we inspect for you, film everything, record defects and keep the final payment back until they're repaired. Management takes the keys from there.

Why does this studio model better than the smaller ones?

Its nightly rate in our model, Rp 1.5 million, rises faster than its price. The base case at 70% occupancy gives about 8.3% net and a payback period near 12.1 years. We take AirROI data for Pererenan–Seseh, adjust for size and knock 40% off revenue for costs. It's still an estimate.

How much more do I pay than for the smallest studio?

About Rp 260 million: Rp 2.79 bn here against Rp 2.53 bn for the 40.8 m² layout. That buys roughly 4 m² more living space on the same single-level plan. Guests staying a week or longer notice it most, which is where the higher rate in our model comes from.

What happens to the lease when the first 30 years end?

Bali Baza states an extension for another 30 years. We want the renewal price and procedure in the land lease itself, and we check when the base term starts, since signing and handover are different dates. Our income model covers only the base term.

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