The Bali rental market in 2026
Bali welcomed 6.3 million international tourists in 2025 — 14% above the pre-pandemic peak — with average length-of-stay rising to 8.4 nights. Digital-nomad visa arrivals grew 41% year-on-year. Short-term rental supply has grown too, but demand outstrips it in Canggu, Uluwatu and Ubud during high season (July–August, December–January).
Gross vs net yields — the numbers most agents don't show you
Marketing brochures quote gross yields. Serious investors underwrite on net yield after all operating costs. A well-run 2-bedroom villa in Canggu, purchased off-plan at USD 350,000, will realistically deliver:
| Metric | Amount (USD) | % of price |
|---|---|---|
| Purchase price | 350,000 | — |
| Gross annual rent (240 nights × $220 ADR) | 52,800 | 15.1% |
| Operating costs (see below) | -17,400 | -5.0% |
| Rental tax (20% withholding) | -7,080 | -2.0% |
| Net rental income | 28,320 | 8.1% |
Net yields by area
| Area | Avg ADR (USD) | Occupancy | Net yield |
|---|---|---|---|
| Canggu / Berawa | 180–260 | 72–80% | 9–12% |
| Uluwatu / Bingin | 220–450 | 65–75% | 10–14% |
| Ubud | 140–220 | 68–75% | 8–11% |
| Seminyak | 160–280 | 70–78% | 8–10% |
| Sanur | 110–180 | 60–70% | 6–8% |
| Denpasar (long-let) | n/a | 92% (12-mo) | 5–7% |
Realistic operating costs
- Property management: 18–25% of gross rent
- OTA commissions (Airbnb/Booking.com): 15–18% of gross
- Cleaning & linen: USD 40–70 per turnover
- Utilities & internet: USD 250–450/month
- Pool & garden maintenance: USD 150–300/month
- Pondok Wisata licence + local dues: USD 300–800/year
- Villa insurance: 0.15–0.30% of value/year
- Annual PBB (land & building tax): 0.1–0.3% of assessed value
Occupancy benchmarks — what's realistic
AirDNA data for Canggu (2025) shows top-quartile 2-bed villas hitting 76% average occupancy, with median at 68%. Uluwatu clifftop villas score higher ADRs but 5–8 points lower occupancy due to seasonality. Ubud is remarkably stable year-round (65–75%) thanks to wellness tourism.
How to maximise your Bali yield
- Design for 2 couples, not 1 family — twin-master villas earn 30% more per m²
- Direct-booking website (bypasses 15–18% OTA commission)
- Professional photography — pays for itself in 3 bookings
- Dynamic pricing (Beyond, Wheelhouse) adds 8–12% to RevPAR
- Long-let hedge for shoulder season: 3-month rentals to nomads at 40–60% discount to nightly, but 100% occupancy
- In-villa upsells: private chef, yoga, airport transfer — 6–9% ancillary revenue
See yield-optimised Bali villas
All our featured Bali listings come with independent yield projections and comparable-property AirDNA reports.
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