SESEH · ID RR-2301

Y-WAY: one-bedroom apartment, 57.69 m², with a planted terrace in Seseh

A 57.69 m² one-bedroom with a terrace, sized for couples who stay a month, not a weekend. On the lowest floor it costs Rp 2.81 bn, turnkey. Finishing works are heading toward December 2026. The lease runs 27 years plus 25 on extension.

Unit in Y-WAY · units listed: 4

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

Property

What you get

At 57.69 m² (≈ 620 sq ft), this is the third of Y-WAY's four layouts and the first that feels like a small home, not a hotel room. The building is in Seseh, 400 meters on foot from the shore. Pererenan is ten minutes away, central Canggu about fifteen, and the roof bar looks across the fields to the sea.

Inside there's a sleeping area, a lounge with a kitchenette, one bathroom and a balcony, all on one level. The floor you pick changes the terrace, not the interior. On upper floors this type goes up to Rp 3.66 bn, and the whole gap is terrace size. PCE fits it out turnkey, and the furniture and appliance list becomes part of your contract.

PCE describes the land as pink, tourism-zoned. The lease runs 27 years, then a 25-year renewal, as the project is advertised. Our listing data shows 23 years, so we're confirming the start date. The lowest-floor price is Rp 2.81 bn, and the PBG extract is on our request list.

The numbers for this property

Y-WAY · 1BR apartment, 57.69 m² yield: gross and net

PCE quotes no gross or net return on the 57.69 m² type. Our projection below uses Rp 1.9 million per booked night, the rate we give a larger one-bedroom, net of the manager's cut, tax and repairs.

Gross 17.7%≈ Rp 497 million a year at 70% occupancy and Rp 1.9 million a night Net 10.6%≈ Rp 298 million a year · payback ≈ 9.4 years
  • Gross rental incomeRp 497 million17.7% of price · rate Rp 1.9 million, occupancy 70%
  • Management companyRp 89.5 million18% of revenue · market range 15–25%
  • TaxRp 49.7 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 59.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 298 million10.6% of price · payback ≈ 9.4 years
Occupancy scenarios: Y-WAY · 1BR apartment, 57.69 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 426 millionRp 171 millionRp 256 million9.1%11.0 years
70%baseRp 497 millionRp 199 millionRp 298 million10.6%9.4 years
80%strongRp 569 millionRp 227 millionRp 341 million12.1%8.3 years

On AirROI, the Pererenan–Seseh corridor averages about Rp 3.0 million per villa night. Our apartment rate is below that, even at this size.

Where the numbers come from

Developer's figures
PCE quotes no gross or net return on the 57.69 m² type. Our projection below uses Rp 1.9 million per booked night, the rate we give a larger one-bedroom, net of the manager's cut, tax and repairs.
Nightly rate
Rp 1.9 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'd hold a land lease for 27 years, renewable for 25 more, as PCE quotes for the building. Our data shows 23 years left, so we're pinning down the start date before you pay. The contract pairs a notarized land lease with a building agreement. The SLF and the short-term rental license come after completion, not before.

Ownership and permits: Y-WAY · 1BR apartment, 57.69 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 left + 25 renewalThe years that matter start when you get the keys. The renewal price and procedure need to be in the land lease, in writing.
ZoningPink (tourism), PCE's dataBefore any deposit we check the RDTR plan and the OSS registry ourselves.
Building approval (PBG)Extract on its wayWe need the PBG number and a copy from PCE before your first transfer.
DeveloperPCEPCE is building two more projects in Bali. We check the company, its land and its track record before your deposit.
Certificate of occupancy (SLF)Once the builders finishThe rental license needs an SLF first. That's why each payment matches a stage we can see, whatever the calendar says.
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 handoverTurnkeyThe contract lists every piece of furniture and every appliance PCE supplies.
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

Y-WAY · 1BR apartment, 57.69 m² payment schedule

  1. ReservationYou lock in the floor you want while we go through the documents.
  2. ContractOnce due diligence passes, you sign the lease and building contract at a notary.
  3. Construction stagesYou pay for each stage after we've seen it built.
  4. HandoverThe final payment waits for acceptance and the signed handover act.

PCE hasn't shared a payment timetable. After our review, the installment sizes and dates go into the PPJB.

Location

Location: Seseh

Seseh runs along the west coast from Pererenan toward Cemagi, with black sand, paddies and a shoreline temple, but no clubs. There aren't many restaurants within walking distance.

Y-WAY: bird's-eye view to the sea
Seseh · Badung · 400 m to the beach
  • Seseh Beach≈ 400 m
  • Pererenan≈ 10 min
  • Central Canggu≈ 15 min
  • Ngurah Rai Airport≈ 40 min

An upper floor here gets you the field and ocean view people pay extra for. New construction on the surrounding fields could change that view over time.

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, 57.69 m²

What does Rise Real Bali charge on the 57.69 m² unit?

Nothing. PCE pays our commission, and you pay Rp 2.81 bn for the lowest floor. We fund the checks before your deposit: the land lease, a zoning lookup in RDTR and OSS and the PBG copy. For this unit we also compare prices by floor, since the terrace drives the spread. You get the findings in writing.

Can I buy this apartment while living abroad?

Yes. We give you a live video tour of the building and the floor you're looking at. You sign at a notary through a representative with your power of attorney. At completion our team inspects and films the apartment, logs every defect and holds the last payment until PCE has fixed them.

How do you arrive at Rp 1.9 million a night?

We take AirROI's twelve-month rate for villas between Pererenan and Seseh and scale it for a 57.69 m² apartment. Occupancy runs at 60, 70 and 80% with a professional manager. Management fees, tax and upkeep come off as 40% of revenue. Treat the result as a Rise Real Bali estimate, with no income guarantee.

Is a higher floor worth the extra money?

Upper floors of this type go up to Rp 3.66 bn, against Rp 2.81 bn for the lowest. The indoor area stays at 57.69 m², and the terrace makes the difference. Higher floors also get the field and ocean view. Our yield model uses the lower price, so a pricier floor needs a higher nightly rate to keep up.

How long is the lease on this apartment?

The building is sold at 27 + 25: 27 years, with a 25-year renewal after that. Our listing database shows 23 years remaining for this unit. The term counts from the signing of the land lease. Before any deposit we check the exact start date and the renewal price in the lease.

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