SESEH · ID RR-2287

Y-WAY: one-bedroom apartment, 35 m², in Seseh, 400 m from the beach

The entry layout at Y-WAY: a 35 m² turnkey one-bedroom a short walk from the sand, for Rp 1.68 bn with furniture and appliances. Finishing works are heading toward a December 2026 handover. The lease runs 27 years, plus a 25-year extension.

Unit in Y-WAY · units listed: 4

Leasehold 27 + 25 years
Finishing
Turnkey

1bedroom
1bathroom
35 m²unit size
2026handover, December
Leasehold27 + 25 years

Property

What you get

At 35 m² (≈ 375 sq ft), this is the smallest of the four layouts at Y-WAY, the planted apartment building in Seseh. The sand is a 400-meter walk. It's ten minutes to Pererenan on a scooter, about fifteen to central Canggu, and the rooftop bar is an elevator ride up.

It's all on one level: a bedroom area, a living room with a kitchen run, one bathroom and a balcony. The terrace size depends on the floor, and the indoor space doesn't. PCE hands the apartment over turnkey, and we'll get the furniture and appliance list in writing as an appendix to your contract.

PCE reports pink tourism zoning for the land. The lease runs 27 + 25 years, as PCE markets the project. Our listing database shows 23 years left for this unit, so we're confirming the start date. The price is Rp 1.68 bn. We're still waiting on the PBG extract.

The numbers for this property

Y-WAY · 1BR apartment, 35 m² yield: gross and net

PCE hasn't released yield figures for the 35 m² layout. Our model below takes Rp 1.3 million per booked night, the lowest rate in the building, and subtracts the manager's share, tax and upkeep.

Gross 20.2%≈ Rp 339 million a year at 70% occupancy and Rp 1.3 million a night Net 12.1%≈ Rp 204 million a year · payback ≈ 8.3 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 339 million20.2% 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 million12.1% of price · payback ≈ 8.3 years

Occupancy scenarios: Y-WAY · 1BR apartment, 35 m²
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 291 million	Rp 116 million	Rp 174 million	10.4%	9.6 years
70%base	Rp 339 million	Rp 136 million	Rp 204 million	12.1%	8.3 years
80%strong	Rp 388 million	Rp 155 million	Rp 233 million	13.8%	7.2 years

Villas in the Pererenan and Seseh corridor earn around Rp 3.0 million a night on AirROI. A 35 m² apartment gets a much lower rate in our model.

Where the numbers come from

Developer's figures: PCE hasn't released yield figures for the 35 m² layout. Our model below takes Rp 1.3 million per booked night, the lowest rate in the building, and subtracts the manager's share, 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.
Why this is above market: 12.1% net comes from the short lease (leasehold 27): income is measured against a low entry price, but you hold the property for half as long. It doesn't compare with 30-year-plus leases, where net lands at 6–10% a year.
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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

You'd lease this unit for 27 years, with 25 more on extension, as PCE markets the building. Our database shows 23 years remaining, so we're confirming the start date. After our checks, you and PCE sign the land lease and building contract before a notary. The SLF and the rental license come once construction is finished.

Ownership and permits: Y-WAY · 1BR apartment, 35 m²
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	27 years left + 25What counts is how many years remain on the day you get the keys. The price and procedure for the extra 25 years go into the land lease.
Zoning	Tourism (pink), developer's dataA seller's statement isn't enough. We pull the RDTR and OSS records before you reserve.
Building approval (PBG)	Copy on requestYou'll have the number and the extract before the deposit.
Developer	PCEPCE has two other projects in Bali. We review the company, its land rights and its finished buildings first.
Certificate of occupancy (SLF)	Issued after completionThe rental license waits on the SLF. Your installments follow stages on site, so a slow month doesn't cost you.
Short-term rental license (NIB)	Not issued yetAirbnb, 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	TurnkeyWe attach the itemized fit-out 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Y-WAY · 1BR apartment, 35 m²?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Y-WAY · 1BR apartment, 35 m² payment schedule

ReservationA booking fee holds the 35 m² unit while we check the documents.
ContractAfter a clean review, you sign the lease and building agreement at a notary.
Construction stagesYou pay for finished work, with our photos from each stage.
HandoverYou pay the rest once the unit passes inspection and the handover act is signed.

PCE doesn't publish its payment plan. The percentages and deadlines go into the PPJB after our review.

Location

Location: Seseh

Seseh is a quiet village on the west coast, with black sand, paddy fields and a temple right on the shore. The price of the calm: fewer places to eat on foot.

Y-WAY: drone shot toward the ocean — Seseh · Badung · 400 m to the beach

Seseh Beach≈ 400 m
Pererenan≈ 10 min
Central Canggu≈ 15 min
Ngurah Rai Airport≈ 40 min

A small unit like this rents to couples who find Canggu too loud. Seseh has no surf break of its own, so guests ride to Pererenan for waves.

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Seseh · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

6hotels
5sights
3restaurants
1beach
1café

Closest places

Warung Fast Adhyrestaurant · 311 m
Sejuk Beach Villahotel · 353 m
Seseh General Storecafé · 392 m
Kecamatan Mangwihotel · 452 m
Villa Mataharihotel · 536 m
Villa Tepi Sawahhotel · 653 m
Pura Dalem Segarasight · 755 m
Udara Balihotel · 756 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Y-WAY · 1BR apartment, 35 m²

How much does Rise Real Bali charge for this Y-WAY unit?

Nothing. The developer pays our commission, so you pay only the Rp 1.68 bn list price. Before you commit, our team checks the land lease, the zoning records and the PBG extract, and we pay for that work. You get a written list of anything unresolved before the first transfer.

Can I buy the 35 m² apartment from overseas?

Yes. A broker shows you the building live over Zoom. You then sign at the notary through someone holding your power of attorney. At handover we film a walkthrough, log the snags and hold the final payment until they're fixed. Then we pass the keys to the manager.

How did you get the yield for a 35 m² apartment?

AirROI gives us the corridor rate, which we cut to Rp 1.3 million per booked night for the small floor plan. We run three occupancy cases, 60, 70 and 80%, under professional management, and budget 40% of revenue for the manager, tax and upkeep. The output is our estimate, and nobody guarantees it.

How many lease years does this unit have?

PCE markets the project as 27 + 25: 27 years, then a 25-year extension. Our listing database shows 23 years remaining for this unit. The clock runs from the signing of the land lease, not from handover. Before you pay a deposit, we confirm the exact start date and the extension price in the lease.

Who rents a 35 m² apartment in Seseh?

Mostly couples and solo travelers who want a beach walk and a rooftop bar without Canggu's traffic. They don't need a second room, and their stays are shorter. That's why our model uses the lowest nightly rate in the building. The lower price also means a shorter payback period in our base case.

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