Beautiful Family Home in Kayu Tulang

Beautiful Family Home in Kayu Tulang

Bali, Bali

$287k

Price

7.6%

ROI

3

Bedrooms

55%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 144 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $298

Investment Analysis

This charming family villa in Kayu Tulang presents a modern and elegant design. Situated near Canggu and just a brief 10-minute from Batu Bolong Beach, it offers convenient access to cafes, restaurants, shops, and gyms.

Propertia
Bali / Canggu

Beautiful Family Home in Kayu Tulang

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
144 m²
Land Plot
120 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 14.3% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$10K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.3%
$3,427/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$298/night
50% ($149)Brixfox estimate($298/night)200% ($595)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$41,124
Airbnb data$298/night · 55% occupancy
Rental income
$298/night · 55% occ.
$59,466
Running costs (20%)
Utilities, cleaning, maintenance
-$11,893
Income tax (10%)
Indonesian rental income tax
-$5,947
Property tax
Annual property tax
-$502
Net income
14.3% ROI
$41,124

Long-Term Rental

Yearly income
$31,896
50 comps
Rental income
$4,667/mo
$44,806
Agency fee (10%)
Finder's fee per tenant
-$4,481
Vacancy (~8%)
1.5mo gap per tenancy
-$3,447
Income tax (10%)
Indonesian rental income tax
-$4,481
Property tax
Annual property tax
-$502
Net income
11.1% ROI
$31,896

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.7M$1.3M$862K$431K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $287KPeak Capital Value: NowPaid back2x Return
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 7: 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
$277K
-3%
20 years remaining
Rental Income
+$218K
Total Position
$496K
+73%
11.5%/yr
Year 10
Capital Value
$193K
-33%
15 years remaining
Rental Income
+$471K
Total Position
$664K
+131%
8.8%/yr
Year 15
Capital Value
$99K
-65%
10 years remaining
Rental Income
+$765K
Total Position
$864K
+201%
7.6%/yr
Year 20
Capital Value
$29K
-90%
5 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+295%
7.1%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$298 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 14.3% — outperforms most Bali villas
Premium nightly rate of $298 — positioned in the top tier

Watch Out

Occupancy at 55% — factor in seasonal gaps
Compact plot at 120 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

35% occ.
9.0%
$2,159/mo
45% occ.
11.7%
$2,793/mo
55% occ.
14.3%
$3,427/mo
current
65% occ.
17.0%
$4,061/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.