Bali Property
ROI Calculator
Enter your numbers to see gross yield, net yield, annual income, and how long until your investment pays for itself.
Your Investment Details
2026 market median is $290,000 USD
Canggu villas average $200 to $350 per night
Annual Income Breakdown
How This Compares
Benchmark figures are gross residential yields 2026. Your Bali figure is net after costs.
Want us to find a property that hits these numbers?
Book a free 30-minute call. We will show you what is live in the market right now.
This calculator provides indicative estimates only. Actual returns depend on property location, condition, management quality, seasonal occupancy patterns, and market conditions. Figures do not constitute financial advice. Always conduct independent due diligence before investing.
What is a good rental yield in Bali?
Gross yields average 10.6 percent across the 511 active listings we track from more than 80 developers. That is the number to measure any individual property against. Anything above 12 percent gross is a strong result. Well positioned villas in Canggu and Pererenan with an established management operator run 14 to 15 percent.
For context, the same capital buys you roughly 3.2 percent in Sydney, 3.6 percent in London and 2.8 percent in Singapore. The Bali premium exists because tourism demand supports short-stay nightly rates that residential markets cannot match, and because entry prices have not yet caught up with that income potential.
Be sceptical of anyone quoting 20 percent as a baseline. That is a projection, not a track record. We only present yield figures backed by comparable rental data from properties already operating in the same area.
Bali rental yields by area
Yield varies more by area than by property. These are current median entry prices and gross yields across the listings we track, as at 2026.
| Area | Median entry | Gross yield | Why |
|---|---|---|---|
| Canggu | $380,000 | 14.8% | Deepest short-term rental demand, year-round occupancy |
| Pererenan | $320,000 | 13.9% | Canggu overflow, lower entry, similar guest profile |
| Seminyak | $420,000 | 13.1% | Mature luxury market, premium nightly rates |
| Uluwatu | $395,000 | 12.4% | Clifftop premium, strong capital preservation |
| Sanur | $265,000 | 11.6% | Family and long-stay market, steadier occupancy |
| Kedungu | $240,000 | 11.2% | Early pricing, 12 to 18 month rental ramp-up |
Higher yield is not automatically the better buy. Kedungu returns less today but sits at early pricing, which is where capital growth comes from. Uluwatu yields less than Canggu but holds value better and resells faster.
How to calculate ROI on a Bali villa
The calculator above runs four steps. You can reproduce them on paper.
- Annual gross income. Nightly rate multiplied by 365, multiplied by your occupancy rate. At 250 dollars a night and 72 percent occupancy that is 65,700 dollars.
- Gross yield. Annual gross income divided by purchase price. On a 290,000 dollar villa that is 22.7 percent.
- Deduct real costs. Management at 15 to 25 percent of rental income, maintenance at 3 to 5 percent of property value per year, and 10 percent withholding tax on rental income for foreign individual owners.
- Net yield and payback. What is left divided by purchase price gives net yield, 11.9 percent in that example. Purchase price divided by net annual income gives payback, roughly 8.4 years.
The step most buyers skip is the third. A developer brochure quoting a headline yield is almost always quoting gross, before management, before maintenance and before tax. The gap between the two is large, and it is the difference between a good investment and an average one.
What this calculator assumes
Defaults are set to the current market median so the output means something before you change anything. Purchase price 290,000 dollars, nightly rate 250 dollars, occupancy 72 percent, management 20 percent, maintenance 4 percent of property value, and 10 percent withholding tax.
Two things it deliberately does not model. It excludes capital appreciation, because that is a projection rather than income, and prime Bali land has historically moved 3 to 5 times over a decade in the strongest areas. It also excludes purchase costs such as notary fees and any lease extension premium, which vary by structure. Both work in your favour when comparing against the residential markets in the table below, which are also quoted gross.
How Bali compares to other markets
| Market | Gross yield | Basis |
|---|---|---|
| Bali (market average) | 10.6% | Across the 511 listings we track |
| Dubai residential | 6.5% | Gross residential yield 2026 |
| Lisbon residential | 4.5% | Gross residential yield 2026 |
| London residential | 3.6% | Gross residential yield 2026 |
| Sydney residential | 3.2% | Gross residential yield 2026 |
| Singapore residential | 2.8% | Gross residential yield 2026 |
Bali carries risks those markets do not: leasehold structures rather than freehold, currency exposure, and total dependence on the quality of your management operator. The yield premium is real, and so is the reason for it.
Frequently asked questions
What is a good rental yield in Bali?
Gross yields average 10.6 percent across the 511 listings we track. Anything above 12 percent gross is a strong result, and well positioned villas in Canggu and Pererenan run 14 to 15 percent. Net of management, maintenance and withholding tax, expect roughly two thirds of the gross figure to land in your account.
How do you calculate ROI on a Bali villa?
Gross yield is annual rental income divided by purchase price. Annual rental income is your nightly rate multiplied by 365 and then by your occupancy rate. Net yield subtracts management fees, annual maintenance and Indonesian withholding tax before dividing by purchase price. Payback period is purchase price divided by net annual income.
What is the average ROI on a Bali villa?
On the market median of roughly USD 290,000, a villa running at a 250 dollar nightly rate and 72 percent occupancy produces about USD 65,700 gross and USD 34,390 net per year. That is a 22.7 percent gross and 11.9 percent net yield, with capital paid back in roughly 8.4 years. Weaker occupancy or a lower nightly rate moves those figures down quickly, which is why the calculator lets you change both.
What occupancy rate should I assume for a Bali villa?
The market average across managed villas is around 72 percent. Use 55 percent if you want a conservative case or if the property sits in an emerging area without established rental infrastructure. Top performing villas in Canggu with a strong operator reach 85 to 90 percent, but you should not underwrite a purchase on that assumption.
What are the ongoing costs of owning a villa in Bali?
Budget 15 to 25 percent of gross rental income for professional management, 3 to 5 percent of property value per year for maintenance because the tropical climate is hard on buildings, and 10 percent withholding tax on rental income for foreign individual owners. A PT PMA structure is taxed differently and you should confirm the current position with an advisor.
Is rental income in Bali taxed?
Yes. Foreign individual owners face a 10 percent withholding tax on rental income. If you hold the property through a PT PMA company, the company is assessed under corporate tax rules instead. Separately, spending 183 days or more in Indonesia in a twelve month period makes you an Indonesian tax resident, assessed on worldwide income.
Once the numbers work, the next question is what you can legally buy. Our interactive ownership guide walks through leasehold, Hak Pakai, strata title and PT PMA in four questions. If you are ready to look at live inventory, see Bali villas for sale.
Ready to Invest?
Book a free 30-minute call with our team. No pressure, no obligation. Just honest advice on whether Bali is the right move for you.
Free · No obligation · We reply within 24 hours