Real Property Yields in Bali by Area: 2024–2025 Figures
A 25% annual yield is the most common lie in the Bali market. So investors are not disappointed and agents can work honestly, let’s look at the real numbers by area.
Average nightly villa rental rate (leasehold properties, 2-bedroom):
Ubud — $200–500 per night, annual yield 10–15%. Tourists stay 5–10 days, 41% return. They stay longer, so occupancy is more even.
Canggu — $180–400 per night, annual yield 8–12%. Tourists stay 3–6 days, with high turnover. Villa occupancy is 65–80% depending on the sub-area.
Seminyak — $200–450 per night, yield 7–11%. A mature, saturated market with a premium audience.
Sanur — $120–300 per night, yield 6–10%. A family-oriented, stable segment with longer bookings.
Bukit/Uluwatu — $200–700 per night, yield 8–14%. A premium segment focused on surf tourism and privacy.
Leasehold price per square meter (2024):
Ubud — $2500–3800, growth 5–6% per year.
Canggu — $3500–5000, growth 6–8%.
Seminyak — $4000–5500, growth 5–7%.
Sanur — $2000–3500, growth 3–5%.
What these numbers mean in practice:
— Ubud, with a lower entry price, delivers yield comparable to Canggu because construction standards are lower in Ubud and there are fewer competitors with luxury positioning.
— Bukit is the most “expensive” market, but in return it offers less competition and longer bookings from a premium audience.
— Sanur has the most “stable” yield. Lower yield means lower risk.
What investors forget to account for:
1. Property management company cost — 20–30% of rental revenue.
2. Tax on rental income — 10% for non-residents or PPh rates for NPWP residents.
3. Leasehold property amortization — the value declines as the term approaches its end.
4. Maintenance (electricity, pool service, gardener, cleaning) — 5–8% of revenue.
5. Seasonal downturn — low season delivers 30–50% of high season.
The final “take-home yield” is usually 30–40% lower than gross. If gross yield is 12%, net yield for the owner is 7–8%.
Practical framework: calculate net yield (after all expenses), not gross yield, and compare it with alternatives (Eurobond yields, real estate in other countries, S&P).