How we calculate
Every number on the site — price per m² against the district, nearby rental rates, yield — is calculated by an open method. This page explains where the data comes from, what each figure means and where the data has limits.
Data updated: September 2026.
Where the data comes from
- Balinsky catalogue
Asking prices, living area, bedrooms, lease term, construction and permit status — as reported by the developer
363 villas, 431 apartments
- Holiday-rental database (estatemarket.io)
Nightly rates, property type, bedrooms, coordinates
10,170 properties near catalogue areas
- Long-term rental listings
Monthly rent, type, bedrooms, area
735 listings, March 30, 2026 — July 14, 2026
- Official statistics and law
Arrivals and hotel occupancy (BPS Bali), land rights (PP 18/2021), taxes
Linked in each article
What the figures mean
- Median
- The middle of the range: half the properties are cheaper, half dearer. One multi-million villa does not move it, which is why we use medians rather than averages.
- Middle half (25th–75th percentile)
- The range holding the middle half of prices. It shows how varied prices are in an area.
- Price per m²
- Asking price divided by the living area on the listing. Land, terraces and pool are not included.
- Indicative (*)
- Fewer than 30 observations. Such a figure is an observation, not a finding about the area.
- Area of a rental
- A holiday rental is assigned to the area of the nearest catalogue listing within 1.5 km. Anything further away is left out.
- PBG/SLF status
- What the developer reports: building permit (PBG), certificate of occupancy (SLF), application filed, or no data. We do not check the numbers against the registry.
How yield is calculated
- Take the median nightly rate of similar villas nearby (same type and bedroom count).
- Multiply by 365 and by occupancy. The base case is 65%, with 55% and 75% shown alongside. The occupancy figures in the database are unreliable (they count blocked calendar dates as booked), so we use scenarios instead of an “actual occupancy”.
- Subtract costs: platform fees 15%, management 20%, running costs 6%, local accommodation tax (PBJT) 10% — 51% of gross revenue in total. Income tax (10% for a resident, up to 20% for a non-resident) comes on top, as it depends on your status.
- Divide by the purchase price. The result is before leasehold amortisation: the land is leased, and the right ends after 25–30 years.
Area-by-area results: Bali villa rental yield by area.
What this data does not show
- Transaction prices. They are not published in Bali; we show asking prices.
- The whole market. The catalogue covers developers who list with us; resales are underrepresented.
- Legal title. We show documents as reported by the developer and do not certify them. Before paying, have a PPAT notary or a lawyer check the certificate and permits.
- The future. Past rents and prices do not guarantee future ones.
Updates and corrections
- Prices and rates are recalculated monthly; the calculation date is shown on every data page.
- Every listing is calculated the same way: a developer cannot influence the figures for its own property.
- Found an error in a price, a date or a permit status? Message the bot on Telegram — confirmed errors are fixed and the date is updated.