ADR PulseSign up freeDashboardADR PulseSign up freeDashboardA price for every date, with the reason, from daily Airbnb and Booking.com data on 6,700+ Bali listings, about 4,900 of them villas and homes.
Advice only: your prices change only when you tap. We never ask for your Airbnb, PMS or channel manager login.
Or start the free 2-month pilot for one villa: a price for every date and market data →
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Example: what you'd see for a 3-bedroom villa
Seminyak, Bali · Dec 31
Unusual demand (New Year, Australian school holidays): 61% of villas in Seminyak are already booked for Dec 31, vs 33% usual for this weekday. Don't discount this date.
Real market reading from Oct 31, 2026 · villa and price illustrative
41% of nights never sell
Over the last 30 nights, about 59% of villa-nights in Bali were booked by check-in day (nights whose outcome we saw). The rest stayed empty. That vacancy is what your price is fighting.
Most nights sell weeks ahead
In October 2026, 72% of sold nights were booked more than two weeks ahead and 18% in the final week. Too cheap early and you sell out at a discount; too expensive late and the night stays empty.
Every area peaks differently
This New Year, villas were already booked as of Oct 31, 2026: Sanur 65%, Seminyak 61%, Canggu 54%. One island-wide rule prices some of them wrong.
Our own measurements: booking curve on 58,000 villa-nights with check-in Aug 15 to Sep 10, 2026 (host blocks excluded); area figures from Oct 31, 2026. How we count
Tell us which villas you run
Sign up with WhatsApp or email and paste your listing links. Add hand-picked competitors whenever you like.
We watch the market every day
365-day calendars and prices for 6,700+ Bali listings on Airbnb and Booking.com, refreshed daily. How we count
Get a recommendation with the why
A specific price and the reason for it: unusual demand, competitors selling out, a slow pace, or your floor price.
You decide
We suggest, you set the price. We don't ask for access to your PMS, channel manager or Airbnb account, and nothing changes without you.
We watch bookings in your area every day. When villas near you start filling a date faster than usual, you see it months ahead, even for events nobody announced, and get a push when it's time to look at your price.
This New Year, Seminyak was 61% booked as of Oct 31, 2026, against 33% usual for that weekday.
Your floor comes from your real costs: cleaning, running costs, PB1 tax and OTA commission. Close to check-in we suggest raising when most competitors are booked, a measured discount when your pace lags, and holding when a neighbour's sudden cut looks like a one-off.
In October 2026, 18% of sold villa-nights in Bali were booked in the final week before check-in. That is where a late price change still decides the night.
Example: a 3-bedroom villa in Canggu. Target profit $60 a night, cleaning $25 a stay (half counted per night, $12.50), running costs $10 a day, PB1 tax 10% and OTA commission 15%.
($60 + $12.50 + $10) ÷ (1 − 25%) = $110 a night. We never suggest a price below it. The inputs are an example; the formula is the one that runs for your villa.
Guests book on both, so we watch both: your competitors' prices, open dates and how fast they fill.
6,700+ Bali listings and 130,000 prices collected every day, 365 days of calendar per listing. How we count
No sign-up. Paste your Airbnb link and see 30 nights against similar villas nearby.
Demand and booking figures are our own measurements (booking curve on 58,000 villa-nights with check-in Aug 15 to Sep 10, 2026; area figures from Oct 31, 2026). Price example is illustrative.
| What ADR Pulse knows | |
|---|---|
| Local calendar | Nyepi (island closed), Indonesian public holidays, school holidays in Australia and Russia |
| Area by area | Canggu, Uluwatu and Ubud peak on different dates, so signals are computed per area |
| Your economics | PB1 tax, cleaning per turnover, OTA commission |
| Your control | Advice only, with no access to your PMS, channel manager or Airbnb account |
We collect the Airbnb and Booking.com data ourselves every day and describe each method on the methodology page. We log every forecast we make and check it against what actually sold, so a rule that stops working gets caught. Question about a number? Write to [email protected].
We're onboarding the first villa managers: 2 months free for one villa, with a price for every date, the reason behind it, market data and alerts. No credit card, no commitment.
After the pilot: $15 a month for your first villa + $6.50 for each additional one, about $87 a month for 12 villas.
Sign upManage 10 or more villas? Write to [email protected] and we'll help you set them up.
Add a listing link and see the next dates priced against the market.
Start your free 2-month pilotNo card. We never charge without your choice.
We can start tracking your market (prices, occupancy and demand by date), usually within a couple of weeks. Tell us where you operate and we'll come back with what we can do and the price.