Four bedroom freehold villa for sale in Canggu - Kayu Tulang

Four bedroom freehold villa for sale in Canggu - Kayu Tulang

Bali, Bali

$401k

Price

8.4%

ROI

4

Bedrooms

50%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 200 m²
Build: 171 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $409

Investment Analysis

Located in the thriving area of Canggu – Kayu Tulang, this four-bedroom freehold villa offers the perfect blend of comfort, style, and prime location.

Kibarer
Bali / Canggu

Four bedroom freehold villa for sale in Canggu - Kayu Tulang

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
171 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 12.7% net return annually.

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The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+17.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$87K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.7%
$4,262/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$409/night
50% ($204)Brixfox estimate($409/night)200% ($818)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$51,146
Airbnb data$409/night · 50% occupancy
Rental income
$409/night · 50% occ.
$74,069
Running costs (20%)
Utilities, cleaning, maintenance
-$14,814
Income tax (10%)
Indonesian rental income tax
-$7,407
Property tax
Annual property tax
-$702
Net income
12.7% ROI
$51,146

Long-Term Rental

Yearly income
$38,562
50 comps
Rental income
$5,656/mo
$54,301
Agency fee (10%)
Finder's fee per tenant
-$5,430
Vacancy (~8%)
1.5mo gap per tenancy
-$4,177
Income tax (10%)
Indonesian rental income tax
-$5,430
Property tax
Annual property tax
-$702
Net income
9.6% ROI
$38,562

Short-term rental earns 1.3x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$401,235
BPHTB (freehold transfer tax)$20,062
Notary & registration$1,800
Legal / due diligence$4,012
Total acquisition costs$25,874
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,275
($0–$8,550)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$481,484

Gross yield (asking)

18.5%

True gross yield (all-in)

15.4%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$4.3M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $401K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$488K
+22%
Rental Income
+$272K
Total Position
$760K
+89%
13.6%/yr
Year 10
Capital Value
$594K
+48%
Rental Income
+$586K
Total Position
$1.2M
+194%
11.4%/yr
Year 20
Capital Value
$879K
+119%
Rental Income
+$1.4M
Total Position
$2.3M
+462%
9.0%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$2.4M
Total Position
$3.7M
+831%
7.7%/yr

Location

Bali

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.7% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$409 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 12.7% — outperforms most villas in this market
Premium nightly rate of $409 — positioned in the top tier

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 200 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.6%
$2,553/mo
40% occ.
10.2%
$3,423/mo
50% occ.
12.7%
$4,262/mo
current
60% occ.
15.4%
$5,133/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.