SESEH · ID RR-2294

Y-WAY: one-bedroom apartment, 41 m², Seseh, a short walk to the ocean

One step up from the entry unit: a furnished 41 m² one-bedroom at Y-WAY for Rp 2.11 bn. Our model rents it at about Rp 1.5 million a night. Handover is due in December 2026, and the lease runs 27 years, with a 25-year extension.

Unit in Y-WAY · units listed: 4

  • Leasehold 27 + 25 years
  • Finishing
  • Turnkey
  • 1bedroom
  • 1bathroom
  • 41 m²unit size
  • 2026handover, December
  • Leasehold27 + 25 years

Property

What you get

This 41 m² (≈ 440 sq ft) apartment is the second step on the Y-WAY price list. The building is in Seseh, with the sea 400 meters away, Pererenan's cafés ten minutes off and central Canggu about fifteen. On the roof there's a lounge and bar facing the paddies and the water.

The bedroom area, a lounge with a kitchen line, one bathroom and a balcony are all on one floor. The extra meters over the 35 m² layout go mostly to the living space, which helps when guests stay a week or more. The unit comes turnkey. We'll ask PCE to itemize the furniture and appliances and attach that list to the contract.

PCE reports pink tourism zoning for the site. The lease runs 27 + 25 years, as the building is marketed. Our listing data shows 23 years left for this unit, so we're confirming the start date. You pay Rp 2.11 bn, and we're getting the PBG extract first.

The numbers for this property

Y-WAY · 1BR apartment, 41 m² yield: gross and net

PCE's materials have no yield figure for the 41 m² plan. Our model below uses Rp 1.5 million a night, a notch above the entry layout, net of the manager, tax and repairs.

Gross 18.2%≈ Rp 384 million a year at 70% occupancy and Rp 1.5 million a night Net 10.9%≈ Rp 231 million a year · payback ≈ 9.1 years
  • Gross rental incomeRp 384 million18.2% 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 million10.9% of price · payback ≈ 9.1 years
Occupancy scenarios: Y-WAY · 1BR apartment, 41 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 329 millionRp 132 millionRp 198 million9.4%10.7 years
70%baseRp 384 millionRp 154 millionRp 231 million10.9%9.1 years
80%strongRp 439 millionRp 176 millionRp 264 million12.5%8.0 years

AirROI puts villas in the Pererenan–Seseh stretch near Rp 3.0 million a night. We price a 41 m² apartment well under that.

Where the numbers come from

Developer's figures
PCE's materials have no yield figure for the 41 m² plan. Our model below uses Rp 1.5 million a night, a notch above the entry layout, net of the manager, tax and repairs.
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

The lease on this unit runs 27 years, and PCE offers 25 more after that. Our listing data shows 23 years, so we're confirming the start date in the land lease itself. Once our review is done, you sign the lease and building contract at a notary. The occupancy and rental permits follow completion.

Ownership and permits: Y-WAY · 1BR apartment, 41 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 term27 years remaining + 25Your usable years start at handover. The land lease has to state the renewal price and steps for the second 25 years.
ZoningPink tourism zone, per PCERDTR and OSS show the plot's actual status, and we look them up before your deposit.
Building approval (PBG)Awaiting the extractYou'll see the permit number and a copy before paying anything.
DeveloperPCEBesides Y-WAY, PCE has two projects on the island. We check the company, its land and its finished work up front.
Certificate of occupancy (SLF)Comes after constructionWithout an SLF there's no rental license, so each installment you send matches a finished stage.
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 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 handoverTurnkeyAn inventory of furniture and appliances rides along with 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, 41 m²?

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Terms

Y-WAY · 1BR apartment, 41 m² payment schedule

  1. ReservationYour reservation takes the 41 m² unit off the market while we check the documents.
  2. ContractWith the review clear, you and PCE sign at a notary.
  3. Construction stagesInstallments go out only for stages our team confirms.
  4. HandoverThe final payment follows acceptance and a signed handover act.

PCE has no public payment plan yet. Once we've reviewed the deal, the split and timing go into your PPJB.

Location

Location: Seseh

Between Pererenan and Cemagi, Seseh has rice paddies, a dark-sand shore and no beach clubs. You give up walkable dining for that calm.

Y-WAY: the coast seen from above
Seseh · Badung · 400 m to the beach
  • Seseh Beach≈ 400 m
  • Pererenan≈ 10 min
  • Central Canggu≈ 15 min
  • Ngurah Rai Airport≈ 40 min

This kind of unit rents to remote workers who like Canggu's cafés but not its noise. Surfers still ride to Pererenan, since Seseh has no break of its own.

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, 41 m²

Do I pay Rise Real Bali anything for a Y-WAY 41 m² apartment?

No. PCE pays us, and you pay the Rp 2.11 bn list price. Before the deposit, at our own cost, we go through the land lease, check the zoning in the government systems and get the PBG copy. We also ask who will manage the building. Every open point comes to you in a written memo.

Can I buy this unit remotely?

Yes. You tour the building by video with a broker, then a notary signs the contract with your representative under a power of attorney. At completion we inspect the unit on camera, list what needs fixing and hold your last installment until PCE finishes the repairs. Then we hand the keys to the management company.

What's behind the Rp 1.5 million nightly rate?

AirROI's trailing-year data for the Pererenan–Seseh corridor, scaled down from villa rates for a 41 m² one-bedroom. We test it at 60, 70 and 80% occupancy with a professional manager. Forty percent of revenue goes to management, tax and upkeep before we show net income. It's a Rise Real Bali estimate, not a promise.

How many lease years does this unit have?

PCE advertises the project at 27 + 25: 27 years, then a 25-year extension. Our listing database shows 23 years for this specific unit, and the count starts when the land lease is signed. We'll read the lease to confirm the start date and the renewal price before you commit any money.

Who is the 41 m² layout a good fit for?

A buyer who wants a bit more living space than the smallest unit without going up to Rp 2.81 bn. The extra room suits longer stays by couples and remote workers. Our nightly rate rises to Rp 1.5 million, while the price per square meter goes up only slightly from the entry layout.

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