Trendy Apartment with Amazing Ocean Views
Rp 1,500,000,000
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Property Details
Property Snapshot
3 beds 2 baths 180 m2 7 total rooms
Type: Ocean-view duplex apartment
Layout: 2 floors (duplex)
Positioning: Lifestyle + income-generating asset
Investment Summary
A mid-entry ocean-view property with dual potential:
- short-term rental yield (primary upside);
- moderate appreciation (location-dependent)
👉 Core thesis:
Acquire at reasonable entry → optimize for rental → capture yield with optional exit uplift
Location Intelligence
- Ocean-view still provides pricing leverage, but:
- depends heavily on actual proximity + visibility quality
- Demand drivers:
- tourism density
- nearby lifestyle infrastructure (cafés, beach clubs)
- Sensitivity:
- small location differences can drastically affect occupancy
Property Details
- Duplex layout allows:
- separation of living vs rental zones
- 7 rooms = flexibility for:
- workspace + additional rental conversion
- Ocean-facing units:
- stronger booking appeal
- higher nightly pricing ceiling
Entry Metrics
- Price: Rp 1,500,000,000
- Price per sqm: Rp 8,300,000
👉 This is:
reasonable to slightly attractive, not “too good to be true”
Rental Projections
Conservative (Long-Term)
- Rp 7–10M/month
- Annual: Rp 84–120M
- Gross Yield: ~5.6% – 8%
Optimized (Short-Term Rental)
- Rp 1.0–1.5M/night
- Occupancy: 50–65%
- Annual Revenue: ~Rp 180–355M
- Gross Yield: ~12% – 23%
Cost Assumptions
- Light renovation / styling: Rp 100–200M
- Furnishing: Rp 80–120M
- Management + ops: 15–25% revenue
Net Yield (Optimized)
Estimated: 8% – 15% net yield
Value-Add Opportunities
- Upgrade interior to modern tropical / coastal aesthetic
- Reconfigure:
- 3BR → 4BR or hybrid layout
- Add features:
- balcony lounge / ocean-facing seating
- content-friendly design (key for bookings)
Revenue Upside Levers
- Listing optimization (photos, storytelling, positioning)
- Weekend & seasonal pricing strategy
- Target:
- digital nomads
- small groups / families
Appreciation Drivers
- Area tourism growth
- Infrastructure improvements
- Improved property positioning post-renovation
Rental Assumption Risk
- Overestimating occupancy
- Underestimating competition (Airbnb saturation)
Legal / Zoning
- Short-term rental legality
- Ownership structure
Liquidity
- Mid-tier buyers = more competition
- Exit depends on presentation + performance
Yield Hold
- Operate as Airbnb
- Target steady income + moderate appreciation
Reposition & Flip
- Renovate → rebrand → sell
- Potential uplift: 15–30%
Income-Based Exit
- Sell as performing rental asset
- Higher valuation if cashflow is proven
Ideal Buyer Profile
- Yield-focused investor
- Hands-on or operator-backed
- Lifestyle + income hybrid buyer
Deal Meta
- Category: Yield + Appreciation Hybrid
- Secondary Tag: Value-Add Opportunity
- Risk Level: Medium
- Execution Intensity: Moderate
