Beautiful Family Home in Kayu Tulang

Beautiful Family Home in Kayu Tulang

Bali, Bali

$358k

Price

5.2%

ROI

3

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 120 m²
Build: 144 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $264

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
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 9.8% net return annually.

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The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$78K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.8%
$2,918/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
10.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$264/night
50% ($132)Brixfox estimate($264/night)200% ($528)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$35,015
Airbnb data$264/night · 53% occupancy
Rental income
$264/night · 53% occ.
$50,917
Running costs (20%)
Utilities, cleaning, maintenance
-$10,183
Income tax (10%)
Indonesian rental income tax
-$5,092
Property tax
Annual property tax
-$627
Net income
9.8% ROI
$35,015

Long-Term Rental

Yearly income
$31,772
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
-$627
Net income
8.9% ROI
$31,772

Short-term rental earns 1.1x 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$358,025
BPHTB (freehold transfer tax)$17,901
Notary & registration$1,800
Legal / due diligence$3,580
Total acquisition costs$23,281
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$25,200
($14,400–$36,000)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$24,300
All-in investment$430,806

Gross yield (asking)

14.2%

True gross yield (all-in)

11.8%

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.

$3.3M$2.4M$1.6M$813K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $358K
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 10: 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
$436K
+22%
Rental Income
+$186K
Total Position
$621K
+74%
11.7%/yr
Year 10
Capital Value
$530K
+48%
Rental Income
+$401K
Total Position
$931K
+160%
10.0%/yr
Year 20
Capital Value
$784K
+119%
Rental Income
+$941K
Total Position
$1.7M
+382%
8.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.7M
Total Position
$2.8M
+690%
7.1%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.8% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$264 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
120 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 9.8% — outperforms most villas in this market
Premium nightly rate of $264 — positioned in the top tier

Watch Out

Occupancy at 53% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
6.0%
$1,794/mo
43% occ.
7.9%
$2,356/mo
53% occ.
9.8%
$2,918/mo
current
63% occ.
11.7%
$3,480/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.