SESEH · ID RR-2308

Y-WAY: largest one-bedroom apartment, 68.89 m², in Seseh near Pererenan

The biggest layout at Y-WAY, 68.89 m², for buyers who'll spend part of the year in Seseh themselves. It comes with the full 27-year lease plus 25 on extension. It sells furnished for Rp 3.98 bn, and PCE is finishing the building for a December 2026 handover.

Unit in Y-WAY · units listed: 4

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

Property

What you get

At 68.89 m² (≈ 740 sq ft), this is the top of the range at Y-WAY, almost twice the entry unit. The planted building is in Seseh, 400 meters back from the beach, with Pererenan ten minutes by scooter and central Canggu about fifteen. Up on the roof you share a lounge and bar overlooking the paddies and the Indian Ocean.

The whole layout is on a single level: a bedroom area, a large living room with a kitchen wall, one bathroom and a balcony. It still has one bedroom, so the extra space goes into living and dining, not more beds. PCE hands it over turnkey. We'll get the furniture and appliance inventory from PCE and make it part of the contract.

PCE reports tourism (pink) zoning for the land. Here our listing database matches the project headline: 27 lease years plus a 25-year extension. At Rp 3.98 bn, it's the most expensive unit in the building. Before you reserve, we still need the PBG extract and the name of the management company.

The numbers for this property

Y-WAY · 1BR apartment, 68.89 m² yield: gross and net

PCE has no published yield for the 68.89 m² apartment. Our numbers below use Rp 2.3 million a night, the top rate at Y-WAY, minus management, tax and upkeep.

Gross 14.8%≈ Rp 588 million a year at 70% occupancy and Rp 2.3 million a night Net 8.9%≈ Rp 353 million a year · payback ≈ 11.3 years
  • Gross rental incomeRp 588 million14.8% of price · rate Rp 2.3 million, occupancy 70%
  • Management companyRp 106 million18% of revenue · market range 15–25%
  • TaxRp 58.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 70.5 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 353 million8.9% of price · payback ≈ 11.3 years
Occupancy scenarios: Y-WAY · 1BR apartment, 68.89 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 504 millionRp 202 millionRp 302 million7.6%13.2 years
70%baseRp 588 millionRp 235 millionRp 353 million8.9%11.3 years
80%strongRp 672 millionRp 269 millionRp 403 million10.1%9.9 years

AirROI shows Pererenan and Seseh villas at about Rp 3.0 million a night. Even the largest Y-WAY apartment models below a villa.

Where the numbers come from

Developer's figures
PCE has no published yield for the 68.89 m² apartment. Our numbers below use Rp 2.3 million a night, the top rate at Y-WAY, minus management, tax and upkeep.
Nightly rate
Rp 2.3 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 unit has the project's full lease: 27 years, with PCE offering a further 25. Once our checks are done, you sign a land lease and a building contract at a notary. The PBG extract has to reach us before your deposit. The SLF and rental license are issued after construction, so neither exists yet.

Ownership and permits: Y-WAY · 1BR apartment, 68.89 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 + 25 extensionWe measure the remaining term from handover day. The land lease has to spell out what the second 25 years cost and how you claim them.
ZoningTourism (pink) as PCE statesWe check the zoning in RDTR and OSS ourselves before the deposit.
Building approval (PBG)Waiting for the copyYou'll have the approval number and extract before any money leaves your account.
DeveloperPCEPCE has two other developments in Bali. We review the company, its land rights and delivered buildings before you commit.
Certificate of occupancy (SLF)Post-constructionA rental license can't come before the SLF. That's why you pay by verified stage, never by date alone.
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 handoverTurnkeyPCE's fit-out list becomes a signed appendix, item by item.
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, 68.89 m²?

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

Terms

Y-WAY · 1BR apartment, 68.89 m² payment schedule

  1. ReservationPCE takes the 68.89 m² unit off the market while our checks run.
  2. ContractOnce we've cleared the file, you sign the lease and building contract at a notary.
  3. Construction stagesEach installment matches work we've confirmed in person.
  4. HandoverThe balance is due after inspection and a signed acceptance.

PCE doesn't put its payment terms in the sales materials. We settle the split and due dates in the PPJB once we've checked the file.

Location

Location: Seseh

Seseh is a west-coast village of rice fields and black sand, with a sea temple and sunsets but no beach clubs. For a restaurant, you'll usually ride somewhere.

Y-WAY: aerial shot, ocean behind
Seseh · Badung · 400 m to the beach
  • Seseh Beach≈ 400 m
  • Pererenan≈ 10 min
  • Central Canggu≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Part-time residents pick Seseh for quiet mornings with Pererenan close by. The fields around the building are being developed, and the open view may narrow.

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, 68.89 m²

Does Rise Real Bali take a fee on the largest Y-WAY apartment?

No. PCE pays our commission out of the Rp 3.98 bn price. We pay for the legal checks before your deposit, from the lease wording to the zoning maps and the building approval. If you plan to stay here yourself, we also ask how the manager handles owner-use weeks. Our written report shows what's still open.

Can I buy the 68.89 m² unit without visiting Bali first?

Yes. Our broker shows you the building and the unit on a live call, and a notary completes the signing with the person you authorize. At handover we check every room on video, list the defects and hold your final installment until they're fixed. If you'll live there part of the year, we'll take the owner-use terms up with the manager.

Where does the Rp 2.3 million nightly rate come from?

It's AirROI's trailing twelve-month villa rate for Pererenan and Seseh, adjusted down for the largest one-bedroom apartment in the building. Three occupancy cases, 60 to 80%, assume a professional manager, and costs take 40% of revenue. Net returns come out lower than on the small units because the price rises faster than the rate. It's an estimate, not a guarantee.

Why does this unit have a longer lease than the smaller ones?

Our listing database gives this layout the full 27 years plus a 25-year extension, while the three smaller types show 23 years remaining. PCE quotes 27 + 25 for the whole building, so we'll read the land lease for each unit before you pay and confirm the exact start date and renewal price.

Is the biggest layout the best investment in Y-WAY?

On yield alone, no. Our base case gives it the lowest net return of the four layouts. It makes sense if you'll use it yourself part of the year and rent it out the rest. You get the most space, the longest lease in our data and the highest nightly rate in the building.

Properties

Similar properties

See all properties →