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Charming Four Bedrooms Freehold Real Estate for Sale in Tiying Tutul

Charming Four Bedrooms Freehold Real Estate for Sale in Tiying Tutul

Canggu, Bali

$916k

Price

4.1%

ROI

4

Bedrooms

32%

Occupancy

Ownership: Freehold
Land: 1188 m²
Build: 398 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $485

Investment Analysis

Located in the peaceful yet strategically positioned area of Tiying Tutul, this charming freehold estate offers a rare combination of space, versatility, and sustainable living on a generous 11.88 are land plot. Thoughtfully designed across five separate

4-bedroom freehold villa in Canggu — photo 1 of 4
Kibarer
4-bedroom freehold villa in Canggu — photo 2 of 4
4-bedroom freehold villa in Canggu — photo 3 of 4
4-bedroom freehold villa in Canggu — photo 4 of 4

Charming Four Bedrooms Freehold Real Estate for Sale in Tiying Tutul

Canggu · Canggu · Ref BF-13652 Source verified · Kibarer · listed 30 May 2026
Asking price · Freehold
$916,175
View original listing
Ownership
Freehold
Bedrooms
4
Built area
398 m²
Land
1188 m²
True net yield
1.7%
≈ $3,126/mo net after costs & tax
5-yr total return (net + appreciation)
12.2% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 81 · B+
Modelled from Airbnb listings we track across Canggu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Canggu

Canggu, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$485/night
50% ($242)Brixfox estimate($485/night)200% ($970)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Indicative
Yearly income
$37,510
Likely range $22,506 – $52,514
Airbnb data$485/night · 32% occupancy
Rental income
$485/night · 32% occ.
$55,876
Running costs (20%)
Utilities, cleaning, maintenance
-$11,175
Income tax (10%)
Indonesian rental income tax
-$5,588
Property tax
Annual property tax
-$1,603
Net income
4.1% ROI
$37,510

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$916,175
BPHTB (freehold transfer tax)$45,809
Notary & registration$1,800
Legal / due diligence$9,162
Total acquisition costs$56,771
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$9,950
($0–$19,900)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,032,996

Gross yield (asking)

6.1%

True gross yield (all-in)

5.4%

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.

$10.1M$7.6M$5.0M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $916K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+40%
Rental Income
+$199K
Total Position
$1.5M
+62%
10.1%/yr
Year 10
Capital Value
$1.8M
+97%
Rental Income
+$430K
Total Position
$2.2M
+144%
9.3%/yr
Year 20
Capital Value
$3.5M
+287%
Rental Income
+$1.0M
Total Position
$4.6M
+397%
8.3%/yr
Year 30
Capital Value
$7.0M
+661%
Rental Income
+$1.8M
Total Position
$8.8M
+856%
7.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

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

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.1% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$485 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1188 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $485 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 4.1% is near the market average — model your cashflow carefully
Occupancy at 32% — 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

30% occ.
3.9%
$2,963/mo
40% occ.
5.2%
$3,995/mo
32% occ.
4.1%
$3,126/mo
current
42% occ.
5.4%
$4,158/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.