Bali Investment Advisor › Seminyak

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Investing in Seminyak

Verdict: Good  #9 of 41 areas in Bali · Badung

What the data says

  • ✓Deep rental market: many rentals listed, easier to let
  • iMostly leasehold: yields look higher than freehold would

Market snapshot

Gross yield6.2% Bali: 8.0%
Median villa priceRp 7,1 B 109 for sale
Price / m²Rp 32,5 M +0% vs Bali
Median annual rentRp 388,1 M 120 rentals
Leasehold price / m²Rp 32,5 M
Freehold price / m²Rp 47,7 M
Land price / m²Rp 12,7 M 14 land
Leasehold share84%

Yield by bedrooms

Bedrooms Median price Median rent / year Gross yield Listings
1 Rp 3,8 B Rp 200 M 5.2% 31
2 Rp 4,8 B Rp 346,5 M 7.3% 59
3 Rp 7,1 B Rp 520 M 7.3% 62
4 Rp 11,5 B Rp 558,5 M 4.9% 34
5+ Rp 26 B Rp 765 M 2.9% 18

Below-market listings

For-sale listings priced at least 20% under the median of comparable properties in the same area and tenure. With leasehold, a big discount often means fewer years left on the lease: always check it.

5-bedroom villa for sale in Seminyak — 320 sqm −43% Leasehold
Seminyak 5-bedroom villa for sale in Seminyak — 320 sqm Rp 5,9 B 5 bd · 320 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m² Est. gross yield 12.9%
2-bedroom villa for sale in Seminyak — 57 sqm −26% Freehold
Seminyak 2-bedroom villa for sale in Seminyak — 57 sqm Rp 2 B 2 bd · 57 m² · price/m² vs 14 comparables
Area median: Rp 47,7 M/m² Est. gross yield 17.3%
3-bedroom villa for sale in Seminyak — 251 sqm −37% Leasehold
Seminyak 3-bedroom villa for sale in Seminyak — 251 sqm Rp 5,1 B 3 bd · 251 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m² Est. gross yield 10.1%
3-bedroom villa for sale in Seminyak — 177 sqm −22% Leasehold
Seminyak 3-bedroom villa for sale in Seminyak — 177 sqm Rp 4,5 B 3 bd · 177 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m² Est. gross yield 11.6%
3-bedroom villa for sale in Seminyak — 180 sqm −32% Freehold
Seminyak 3-bedroom villa for sale in Seminyak — 180 sqm Rp 5,8 B 3 bd · 180 m² · price/m² vs 14 comparables
Area median: Rp 47,7 M/m² Est. gross yield 8.9%
Vivienda 1 dormitorio en Seminyak, Bali - Inversión gestionada −48%
Seminyak Vivienda 1 dormitorio en Seminyak, Bali - Inversión gestionada Rp 3,9 B 1 bd · 253 m² · price/m² vs 20 comparables
Area median: Rp 29,7 M/m² Est. gross yield 5.1%
1-bedroom villa for sale in Seminyak — 165 sqm −40% Leasehold
Seminyak 1-bedroom villa for sale in Seminyak — 165 sqm Rp 3,2 B 1 bd · 165 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m² Est. gross yield 6.2%
4-bedroom villa for sale in Seminyak — 300 sqm −36% Freehold
Seminyak 4-bedroom villa for sale in Seminyak — 300 sqm Rp 9,2 B 4 bd · 300 m² · price/m² vs 14 comparables
Area median: Rp 47,7 M/m² Est. gross yield 6.1%
4-bedroom villa for sale in Seminyak — 250 sqm −22% Leasehold
Seminyak 4-bedroom villa for sale in Seminyak — 250 sqm Rp 6,4 B 4 bd · 250 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m² Est. gross yield 8.8%
1-bedroom property in Bali −35%
Seminyak 1-bedroom property in Bali Rp 4,8 B 1 bd · 253 m² · price/m² vs 20 comparables
Area median: Rp 29,7 M/m² Est. gross yield 4.1%
2-bedroom villa for sale in Seminyak — 242 sqm −26% Leasehold
Seminyak 2-bedroom villa for sale in Seminyak — 242 sqm Rp 5,8 B 2 bd · 242 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m² Est. gross yield 6.0%
2-bedroom villa for sale in Seminyak — 250 sqm −26% Leasehold
Seminyak 2-bedroom villa for sale in Seminyak — 250 sqm Rp 6 B 2 bd · 250 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m² Est. gross yield 5.8%
600 sqm land for sale in Seminyak −49% Leasehold
Seminyak 600 sqm land for sale in Seminyak Rp 2,7 B 600 m² · land price/m² vs 7 comparables
Area median: Rp 8.846.436/m²
Villa exclusiva en Seminyak con 4 dormitorios y jardín privado −23%
Seminyak Villa exclusiva en Seminyak con 4 dormitorios y jardín privado Rp 11 B 4 bd · 484 m² · price/m² vs 20 comparables
Area median: Rp 29,7 M/m² Est. gross yield 5.1%
Villa for sale in Seminyak — 598 sqm −45% Leasehold
Seminyak Villa for sale in Seminyak — 598 sqm Rp 10,6 B 598 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m²
Villa for sale in Seminyak — 480 sqm −44% Leasehold
Seminyak Villa for sale in Seminyak — 480 sqm Rp 8,8 B 480 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m²
2-bedroom villa for sale in Seminyak — 270 sqm −21% Leasehold
Seminyak 2-bedroom villa for sale in Seminyak — 270 sqm Rp 6,9 B 2 bd · 270 m² · price/m² vs 75 comparables
Area median: Rp 32,5 M/m² Est. gross yield 5.0%
Villa for sale in Seminyak — 400 sqm −42% Freehold
Seminyak Villa for sale in Seminyak — 400 sqm Rp 11 B 400 m² · price/m² vs 14 comparables
Area median: Rp 47,7 M/m²
Villa for sale in Seminyak — 284 sqm −37% Freehold
Seminyak Villa for sale in Seminyak — 284 sqm Rp 8,5 B 284 m² · price/m² vs 14 comparables
Area median: Rp 47,7 M/m²
300 sqm land for sale in Seminyak −36% Freehold
Seminyak 300 sqm land for sale in Seminyak Rp 4,5 B 300 m² · land price/m² vs 7 comparables
Area median: Rp 23,5 M/m²

Browse this area

Villas for sale in Seminyak (109) Villas for rent in Seminyak (120) Land for sale in Seminyak (14)

Compare with nearby areas

Area Score Gross yield Price / m² Rentals
Ungasan 80 · Strong opportunity 12.2% Rp 31,7 M 35
Kerobokan 71 · Strong opportunity 8.0% Rp 29,7 M 79
Pecatu 69 · Strong opportunity 13.3% Rp 37,6 M 22
Umalas 68 · Strong opportunity 7.7% Rp 31,5 M 151
Canggu 67 · Good 7.8% Rp 34,6 M 453
Pererenan 66 · Good 7.7% Rp 35 M 97

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How it works

  1. Gross yield = median annual rent ÷ median sale price, matched by number of bedrooms within each area. Monthly rentals are annualised at 75% occupancy.
  2. Leasehold prices buy a lease of typically 25–30 years, not the land. Their yields look higher: deduct roughly 3.5–4% a year of lease amortisation to compare with freehold.
  3. The score (0–100) weighs yield (45%), price per m² against the Bali median (25%) and depth of the rental market (30%). Areas with few listings are pulled towards 50.

Indicative market data, not financial advice. Asking prices are not sale prices; always check title, permits (PBG/SLF), zoning and remaining lease years with a notary before buying.