Bali Villa Rental Yield by Area: What 350 Sale Prices and 6,300 Rentals Really Show

Short answer: for a typical villa bought at the median price and rented at the median nightly rate, gross rental yield on Bali comes out at about 10% a year for two- to three-bedroom villas and about 14% for one-bedroom villas, at a realistic 65% occupancy. After booking-platform commissions, management, running costs and rental tax, that becomes roughly 5% net for a two-bedroom and about 7% for a one-bedroom — before accounting for a leasehold running down. Villas in the top quarter of the market by nightly rate do markedly better. Here is how we calculated it, by bedroom count and by area, so you can check any developer's projection against it.

— Purchase prices: villas for sale in the Balinsky catalogue — 359 published villas with a price, September 2026. — Nightly rates: Balinsky's short-term rental database — 6,305 villas currently listed for rent across Bali, with their bedroom count and listed nightly price. The full table by area is in Bali villa rental rates by area. — Occupancy: not taken from listings (listing calendars mark dates as unavailable for many reasons, so they overstate real bookings). Instead we show three scenarios — 55%, 65% and 75% of nights booked across the year. Official statistics put Bali's star-hotel occupancy at roughly 57–65%. Gross yield = median nightly rate × occupancy × 365 ÷ median purchase price. Net yield subtracts, as a share of gross revenue: 15% booking-platform commissions, 20% management fee, 6% running costs, and 10% rental income tax — 51% in total. Your own numbers may differ; the method is what matters.

— 1 bedroom: median price $189,700, median nightly rate $112 → gross 14.0%, net 6.9%. — 2 bedrooms: median price $322,500, median nightly rate $135 → gross 9.9%, net 4.9%. — 3 bedrooms: median price $475,000, median nightly rate $192 → gross 9.6%, net 4.7%. — 4 bedrooms: median price $840,840, median nightly rate $308 → gross 8.7%, net 4.3%. Two patterns stand out. First, the one-bedroom villa is the most efficient format: it rents at about 83% of a two-bedroom's nightly rate but costs about 59% as much. Second, every extra bedroom adds less rent than it adds price — large villas are better as homes than as yield machines.

The median is not destiny. A villa that lists in the top quarter of its segment — better design, stronger reviews, a good manager — earns far more per night: $165 instead of $112 for a one-bedroom, $190 instead of $135 for a two-bedroom, $268 instead of $192 for a three-bedroom. At the same median purchase price and 65% occupancy, top-quarter villas reach about 10% net for a one-bedroom and about 6.6–6.8% for two- and three-bedrooms. At 75% occupancy — achievable only for well-run villas — the top quarter reaches roughly 12% net for a one-bedroom and about 8% for a two-bedroom. The bottom quarter, meanwhile, falls to about 3.5% net. The gap between a well-run and a poorly-run villa is bigger than the gap between any two areas.

Area-level figures need more care: the catalogue has fewer villas for sale in each area-and-bedroom cell. We show gross yield at 65% occupancy and mark results based on fewer than 30 sale prices as indicative. — Greater Canggu (Canggu, Berawa, Batu Bolong, Pererenan, Umalas, Seminyak), 2 bedrooms: price $309,500 (44 villas), nightly rate $132 (1,042 rentals) → gross 10.1%, net 5.0%. — Bukit peninsula (Uluwatu, Bukit, Melasti, Pandawa, Ungasan), 2 bedrooms: price $359,900 (43 villas), nightly rate $164 (400 rentals) → gross 10.8%, net 5.3%. — Bukit peninsula, 1 bedroom (indicative, 27 sale prices): price $195,000, nightly rate $152 → gross 18.4%, net 9.0%. — Ubud, 2 bedrooms (indicative, 14 sale prices): price $277,500, nightly rate $121 → gross 10.3%, net 5.1%. — Nyanyi and Tabanan, 2 bedrooms (indicative, 17 sale prices and 17 rentals): price $253,000, nightly rate $116 → gross 10.9%, net 5.3%. — Nusa Dua, 2 bedrooms (indicative, 9 sale prices and 34 rentals): price $327,500, nightly rate $108 → gross 7.8%, net 3.8%. The practical conclusion: across Bali's main areas, the median two-bedroom villa lands in a narrow band of roughly 10–11% gross. Area matters less than format and execution. The clearest outlier is the one-bedroom villa on the Bukit, where high nightly rates meet relatively low purchase prices.

Most Bali villas are leasehold. A 25-year lease means that each year about 4% of the purchase price is "used up" — the villa is worth less on resale as the term shortens. A net yield of 5% on a 25-year leasehold is therefore much closer to 1% of real return above getting your own money back, unless the lease is extended or the villa's resale value holds up. A 30-year lease uses up about 3.3% a year. This is why lease length and extension terms deserve as much attention as the nightly rate — see Bali leasehold extension: how it works.

1. Take the developer's projected nightly rate and compare it with the median and top-quarter rates for the same area and bedroom count. 2. Replace the brochure's occupancy with 55–65%. 3. Deduct platform commissions, management, running costs and tax — about half of gross revenue. 4. Subtract the leasehold amortisation: purchase price ÷ years remaining. 5. If the result only works with top-quarter rates and 80%+ occupancy, the projection is a best case, not a forecast. Our earlier explainer on what "guaranteed returns" in Bali really mean covers the schemes that promise 11–13% regardless of these numbers.

— Purchase prices are asking prices of villas currently listed in the Balinsky catalogue, not completed transactions. The catalogue covers a large part of the new-build market, but not the whole of Bali. — Nightly rates are listed rates at the September 2026 snapshot, not realised annual averages; seasonal swings are not modelled. — Rentals were matched to areas by the nearest catalogue properties within 1.5 km. — A new villa may achieve higher rates than the average existing villa in its area; an older one may achieve less. — Costs are modelled as a share of revenue; real costs vary by manager and villa. Browse villas with a per-villa income estimate: villas for sale in Bali · 1-bedroom villas · 2-bedroom villas.