Exclusive and Luxurious Villa with Massive Courtyard in Kayu Tulang for Sale

Exclusive and Luxurious Villa with Massive Courtyard in Kayu Tulang for Sale

Bali, Bali

$751k

Price

7.2%

ROI

3

Bedrooms

57%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 4300 m²
Build: 1000 m²
Est. Revenue: $81k/yr
Avg Nightly Rate: $386

Investment Analysis

This luxurious, exclusive real estate with massive courtyard is located in a quiet area of Kayu Tulang.

Kibarer
Bali / Kayu Tulang

Exclusive and Luxurious Villa with Massive Courtyard in Kayu Tulang for Sale

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
1000 m²
Land Plot
4300 m²
Tenure
Lease 15yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
-2.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-9.7%
-$364K in 5yr (-48%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$4,620/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$386/night
50% ($193)Brixfox estimate($386/night)200% ($773)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$55,445
Airbnb data$386/night · 57% occupancy
Rental income
$386/night · 57% occ.
$81,084
Running costs (20%)
Utilities, cleaning, maintenance
-$16,217
Income tax (10%)
Indonesian rental income tax
-$8,108
Property tax
Annual property tax
-$1,314
Net income
7.4% ROI
$55,445

Long-Term Rental

Yearly income
$57,636
31 comps
Rental income
$8,492/mo
$81,527
Agency fee (10%)
Finder's fee per tenant
-$8,153
Vacancy (~8%)
1.5mo gap per tenancy
-$6,271
Income tax (10%)
Indonesian rental income tax
-$8,153
Property tax
Annual property tax
-$1,314
Net income
7.7% ROI
$57,636

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 15 years remaining.

$1.2M$889K$593K$296K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $751KPeak Capital Value: NowPaid back
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 12: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$387K
-48%
10 years remaining
Rental Income
+$294K
Total Position
$681K
-9%
-1.9%/yr
Year 10
Capital Value
$112K
-85%
5 years remaining
Rental Income
+$636K
Total Position
$748K
-0%
-0.0%/yr
Leasehold Alert
With 15 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 0 years.

Location

Bali

Kayu Tulang, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$386 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
4300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
15 years remaining on lease

Top Highlights

Premium nightly rate of $386 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 4300 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — factor in seasonal gaps

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

37% occ.
4.8%
$2,975/mo
47% occ.
6.1%
$3,797/mo
57% occ.
7.4%
$4,620/mo
current
67% occ.
8.7%
$5,443/mo

Lease Timeline

15 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 0 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.