BEAUTIFUL INVESTMENT VILLA IN KAYU TULANG

BEAUTIFUL INVESTMENT VILLA IN KAYU TULANG

Bali, Bali

$364k

Price

14.7%

ROI

5

Bedrooms

38%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 350 m²
Build: 250 m²
Est. Revenue: $93k/yr
Avg Nightly Rate: $668

Investment Analysis

Nestled in the sought-after locale of Kayu Tulang – Canggu, this family villa features contemporary aesthetics and modern living. Just a brief drive from the vibrant Canggu area and a mere 10-minute drive to Batu Bolong Beach, this property sits on 3.5 acres of land, boasting a 250 sqm one-story building.

Propertia
Bali / Canggu

BEAUTIFUL INVESTMENT VILLA IN KAYU TULANG

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
250 m²
Land Plot
350 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 17.6% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+16.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$29K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.6%
$5,343/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
5.7 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$668/night
50% ($334)Brixfox estimate($668/night)200% ($1336)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$64,118
Airbnb data$668/night · 38% occupancy
Rental income
$668/night · 38% occ.
$92,507
Running costs (20%)
Utilities, cleaning, maintenance
-$18,501
Income tax (10%)
Indonesian rental income tax
-$9,251
Property tax
Annual property tax
-$637
Net income
17.6% ROI
$64,118

Long-Term Rental

Yearly income
$42,958
50 comps
Rental income
$6,280/mo
$60,291
Agency fee (10%)
Finder's fee per tenant
-$6,029
Vacancy (~8%)
1.5mo gap per tenancy
-$4,638
Income tax (10%)
Indonesian rental income tax
-$6,029
Property tax
Annual property tax
-$637
Net income
11.8% ROI
$42,958

Short-term rental earns 1.5x 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$364,198
BPHTB (freehold transfer tax)$18,210
Notary & registration$1,800
Legal / due diligence$3,642
Total acquisition costs$23,652
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,250
($0–$12,500)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$451,400

Gross yield (asking)

25.4%

True gross yield (all-in)

20.5%

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

Leasehold with 24 years remaining.

$2.5M$1.9M$1.3M$635K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $364KPeak 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 6: 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
$335K
-8%
19 years remaining
Rental Income
+$340K
Total Position
$675K
+85%
13.1%/yr
Year 10
Capital Value
$225K
-38%
14 years remaining
Rental Income
+$735K
Total Position
$960K
+164%
10.2%/yr
Year 15
Capital Value
$111K
-70%
9 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+258%
8.9%/yr
Year 20
Capital Value
$30K
-92%
4 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+381%
8.2%/yr

Location

Bali

Canggu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
17.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$668 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
High rental yield at 17.6% — outperforms most villas in this market
Premium nightly rate of $668 — positioned in the top tier

Watch Out

Occupancy at 38% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
13.9%
$4,215/mo
40% occ.
18.6%
$5,638/mo
38% occ.
17.6%
$5,343/mo
current
48% occ.
22.3%
$6,766/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.