Contemporary Earth Tone Villa in Kayu Tulang

Contemporary Earth Tone Villa in Kayu Tulang

Canggu, Bali

$308k

Price

6.7%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 122 m²
Build: 122 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $176

Investment Analysis

Located in Kayu Tulang, Canggu, this beautiful 2-bedroom villa combines earth tones and unique design. Just a short drive from Batu Bolong, it’s close to popular restaurants and cafes, perfect for a relaxed Bali lifestyle. The villa features a flexible layout: the first-floor suite includes a living area and bathtub, while the second-floor master bedroom […]

Propertia
Canggu / Canggu

Contemporary Earth Tone Villa in Kayu Tulang

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
122 m²
Land Plot
122 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.0% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+8.1%
+$124K in 5yr (+40%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$1,793/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.3 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$176/night
50% ($88)Brixfox estimate($176/night)200% ($352)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$21,520
Airbnb data$176/night · 49% occupancy
Rental income
$176/night · 49% occ.
$31,511
Running costs (20%)
Utilities, cleaning, maintenance
-$6,302
Income tax (10%)
Indonesian rental income tax
-$3,151
Property tax
Annual property tax
-$538
Net income
7.0% ROI
$21,520

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$307,500
BPHTB (freehold transfer tax)$15,375
Notary & registration$1,800
Legal / due diligence$3,075
Total acquisition costs$20,250
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,050
($0–$6,100)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$366,500

Gross yield (asking)

10.2%

True gross yield (all-in)

8.6%

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 — 7%/yr appreciation in Canggu.

$3.9M$2.9M$1.9M$967K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $308K
Capital appreciation
Property value growing at +7%/yr based on Canggu 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 13: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$431K
+40%
Rental Income
+$114K
Total Position
$546K
+77%
12.1%/yr
Year 10
Capital Value
$605K
+97%
Rental Income
+$247K
Total Position
$852K
+177%
10.7%/yr
Year 20
Capital Value
$1.2M
+287%
Rental Income
+$578K
Total Position
$1.8M
+475%
9.1%/yr
Year 30
Capital Value
$2.3M
+661%
Rental Income
+$1.0M
Total Position
$3.4M
+994%
8.3%/yr

Location

Canggu

Canggu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.0% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$176 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
122 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 122 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.
4.2%
$1,078/mo
40% occ.
5.7%
$1,453/mo
49% occ.
7.0%
$1,793/mo
current
59% occ.
8.5%
$2,168/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.