Real Villa Yields in Bali by Area: 2026 Data
AB
Andrei Balinsky
Founder of Balinsky
A 25% annual return is the most common false promise on the Bali market. Here is what the data shows instead — calculated by Balinsky from its own catalogue and rental database in September 2026.
Median nightly rate of a two-bedroom villa (listed prices, 6,305 villas for rent):
— Bukit — $188
— Berawa — $157
— Pererenan — $150
— Uluwatu — $148
— Sanur — $133
— Seminyak — $131
— Ubud — $121
— Central Canggu — $120
— Nusa Dua — $108
Yield of a median two-bedroom villa at 65% occupancy:
— Greater Canggu — about 10% gross, 5% net
— Bukit — about 11% gross, 5% net
— Ubud — about 10% gross, 5% net (small sample of sale prices)
— All of Bali — about 10% gross, 5% net; one-bedroom villas about 14% gross, 7% net
What investors forget to count:
- Booking-platform commissions — about 15% of revenue.
- Management — 15–25% of revenue.
- Running costs (electricity, pool, garden, cleaning) — 5–8% of revenue.
- Rental income tax — a 10% final tax on gross rent for residents; non-residents are generally withheld at 20%.
- Leasehold amortisation — a 25-year lease uses up about 4% of the price every year.
In total about half of gross revenue goes on costs and tax: if gross is 10%, net is about 5% — before the lease runs down.
Practical frame: calculate net yield after every cost, compare it with the alternatives, and ask the developer for 12 months of real occupancy reports.
Full method and area table: Bali villa rental yield by area. Nightly rates by area and bedroom count: Bali villa rental rates by area.