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
Typical 2 to 3 bedroom villa pays $300 to $600. See what is in it
Annual Income Breakdown
How This Compares
Benchmark figures are gross residential yields 2026. Your Bali figure is net after costs.
What moves your net yield
Your net yield is 14.0%. It becomes:
The price lever is the only one you get just once: before you sign. See all the levers.
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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.
How to increase ROI on a Bali villa
Most advice on Bali villa returns is about what you add after you buy. One of the biggest gains comes earlier, from the price you pay, and it is the only one you cannot add later. After that, every lever works by lifting the nightly rate or the occupancy rate, and at the market median each extra $10 a night is worth about $2,630 a year in gross rent and each extra five points of occupancy about $4,560.
Negotiate the price. It is worth as much as any upgrade on this list.
Yield is income divided by what you paid, so the cheapest way to raise it is to pay less. At the market median, 10 percent off a $290,000 villa lifts net yield from 14.0 to 15.6 percent and cuts payback from 7.1 to 6.4 years. That is the same as charging an extra $25 a night, every night, for the life of the lease, except there is nothing to build and it is locked in the day you sign. Developers rarely move for buyers who walk in off a listing. They move for buyers who arrive with comparable sales, know what the developer needs, and can say no. That is the part we do for you.
Pick your guest first: tourist, nomad or both
Holidaymakers pay the highest nightly rates but are seasonal and turn over weekly. Digital nomads stay one to three months, keep occupancy up through the quiet months and cost far less in cleaning and platform commission. The strongest villas are designed for one, or deliberately for both.
Let the guest choose the area
Canggu and Pererenan have the deepest demand from both groups. Uluwatu suits surfers and premium couples. Sanur is families and long stays. Kedungu is cheaper to enter but takes 12 to 18 months to ramp up. Check guests can walk to cafés and the beach, and that the rice field view is protected by zoning.
Design and furnish for that guest
Nomads need a real desk and ergonomic chair, fibre with a backup connection and a UPS. Holidaymakers need a hero living space onto the pool and an ensuite for every bedroom. For both, teak and outdoor rated fabrics cut the repair bill every year.
Add a hot tub or heated plunge pool
It is a searchable amenity filter on the booking platforms, so it puts the villa in front of guests who would otherwise never see it.
Build an outdoor cinema
A projector aimed across the pool onto a smooth white wall costs little, photographs beautifully at dusk and gets posted by guests. That is marketing for your next booking.
Sunset decks and wellness
A rooftop or sunset deck on the west coast, an ice bath, sauna or yoga shala. Each one speaks to a guest segment willing to pay more per night.
Buy the longest lease you can
Lease length does not change your yield in a single year. It changes how many years you collect it. At a 7 year payback, a 25 year lease leaves about 18 years of profit and a 45 year lease about 38. Longer leases also resell far more easily.
Get licensed, and judge the operator on results
A licensed villa cannot be removed from the booking platforms. And 20 percent to an operator who fills the calendar beats 15 percent to one who does not. Ask for twelve months of real occupancy data on comparable villas.
Test every upgrade before you pay for it. If a $12,000 feature adds $20 a night at 70 percent occupancy, it brings in about $3,600 a year after management and tax, and pays for itself in about three and a half years. Put the new nightly rate into the calculator above and see what it does to your net yield.
Found a villa? Let us negotiate it.
Send us the listing on a free 30-minute call. We will model it, tell you what it should really cost, check which of these levers it has, and negotiate the price on your side.
The monthly costs listings leave out
Management fees and tax come out as a share of your rent. These do not. They are fixed bills a villa pays every month, booked or empty, and they are the costs most yield projections quietly skip. Figures are for a typical two to three bedroom rental villa in 2026.
| Cost | Per month | What to check |
|---|---|---|
| Housekeeping | $80 to $150 | Usually a freelancer shared across several villas, on a flat monthly fee |
| Pool and garden | $30 to $60 | Freelance, flat monthly fee. Rentals need the pool serviced about twice a week |
| Electricity | $100 to $200 | Air conditioning and the pool pump. The biggest bill, and it rises in the hot months |
| Internet | $30 to $60 | Fibre plus a backup connection if you want nomads to book |
| Water, gas and rubbish | $20 to $40 | Ask whether the villa is on mains water or a well |
| Pool chemicals | $15 to $30 | Check whether your pool freelancer includes them |
| Banjar (village) fee | $10 to $20 | Mandatory community contribution, set by each village |
| Land and building tax (PBB) | $15 to $50 | Paid once a year, shown here per month |
| Typical total | $300 to $600 | The calculator uses $450. Change it to match the villa you are looking at. |
Two more to ask about. Booking platforms take a commission on each booking, so check whether the management fee is charged before or after it. And on the purchase itself, ask for the all-in price including VAT, notary fees and the furniture pack, and enter that as your purchase price. We check every one of these for our clients before anything is signed.
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, fixed running costs of around 450 dollars a month, and 10 percent tax on rental income for foreign individual owners.
- Net yield and payback. What is left divided by purchase price gives net yield, 14.0 percent in that example. Purchase price divided by net annual income gives payback, roughly 7.1 years.
The step most buyers skip is the third. A developer brochure quoting a headline yield is almost always quoting gross, before management, before running costs 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, fixed running costs 450 dollars a month, and 10 percent tax on rental income.
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 has no separate line for purchase costs such as VAT, notary fees or the furniture pack. Enter the all-in price as your purchase price and they are covered. The monthly costs table above shows what the running cost figure is made of. 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, fixed running costs and tax, expect roughly 60 percent 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, fixed monthly running costs and 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 40,590 net per year, after 450 dollars a month in fixed running costs. That is a 22.7 percent gross and 14.0 percent net yield, with capital paid back in roughly 7.1 years. Weaker occupancy or a lower nightly rate moves those figures down quickly, which is why the calculator lets you change both.
How can I increase the rental yield on a Bali villa?
Start with the purchase price, because yield is income divided by what you paid. At the market median, 10 percent off the price lifts net yield from 14.0 to 15.6 percent, the same as charging an extra 25 dollars a night for the life of the lease. Then decide whether you are hosting holidaymakers, digital nomads or both, then choose the area and design around them. Nomads need a proper workspace and reliable internet with a backup connection. Holidaymakers pay more for an ensuite to every bedroom, a hot tub, an outdoor cinema or a sunset deck. Buy the longest lease available, get the villa licensed, and pick your operator on real occupancy data rather than the lowest fee. At the market median, each extra 10 dollars a night adds about 2,630 dollars a year.
What are the hidden monthly costs of owning a villa in Bali?
Beyond management fees and tax, a typical two to three bedroom rental villa pays around 300 to 600 dollars a month in fixed costs, whether or not it is booked. That covers freelance housekeeping at 80 to 150 dollars, freelance pool and garden care at 30 to 60 dollars, electricity at 100 to 200 dollars, internet at 30 to 60 dollars, water, gas and rubbish at 20 to 40 dollars, pool chemicals, the banjar village fee and annual land and building tax. Booking platforms also take a commission on each booking.
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, around 300 to 600 dollars a month in fixed running costs for freelance housekeeping, pool and garden care, electricity, internet, the banjar fee and land tax, and 10 percent tax on room revenue (PB1, the regional hotel tax in Badung). A PT PMA also pays corporate tax on its profit, so confirm your position with an advisor.
Is rental income in Bali taxed?
Yes. Short-term villa rentals in Badung, which covers Canggu, Seminyak and Uluwatu, pay a 10 percent regional hotel tax (PB1) on room revenue. Individuals who let property also face a 10 percent final income tax on rental income. A PT PMA company is assessed under corporate tax rules on its profit as well. Confirm your own position with a tax advisor. 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 checker 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.
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