ADR PulseSign up freeDashboardADR PulseSign up freeDashboardBy the ADR Pulse data team · updated Oct 21, 2026
At the August–October 2026 pace, an average 2-bedroom villa in Bali brings in $36,400 a year: it sells 60% of its nights at an average $160. That is gross revenue, before platform fees, tax, management and running costs. With the costs below, the owner keeps about 30% of it, around $10,800 a year.
August–October 2026 is high season. We measured 46% of nights sold in those months; AirROI puts occupancy for all of Bali over a full year at 38%. A full year will most likely come in lower than this pace.
Average yearly revenue at the August–October 2026 pace, and what is left after the default costs in the calculator below (platform 15.5%, PB1 10%, management 18%, running costs 12%, income tax 20%).
| Villa | Gross a year | Nights sold | Avg sold price | Owner keeps a year |
|---|---|---|---|---|
| 1 bedroom | $24,000 | 62% | $111 | $7,100 |
| 2 bedrooms | $36,400 | 60% | $160 | $10,800 |
| 3 bedrooms | $47,500 | 58% | $218 | $14,100 |
| 4 bedrooms | $71,200 | 52% | $361 | $21,100 |
| 5+ bedrooms | $119,500 | 50% | $656 | $35,400 |
Start from the average revenue for your villa size or type your own. Enter the price and, for a leasehold, the years left on the lease: the price is spread over those years as a cost.
Net = gross minus platform fee, PB1, management, running costs and income tax (taken on gross after platform fee and PB1). No financing, furniture, renovation or resale value.
Hak Milik (freehold) is for Indonesian citizens only under the Basic Agrarian Law (UU 5/1960). Nominee deals, where a local holds the title for you, are not enforceable.
The common route for foreigners: a lease, often 25–30 years, sometimes with an extension option. When it ends, the land and the house go back to the owner, so the price has to pay back within the lease. That is why the calculator spreads it over the years left.
A foreign-owned company can hold building rights (HGB) for 30 years, extendable, and is the structure most advisers suggest for renting a villa out.
Short-term rentals are not banned, but they need licences, and foreigners usually need a PT PMA to hold them. Advisers list a business number (NIB) with the right activity code, a building permit for commercial use (PBG) and a certificate of fitness (SLF). Platforms have started removing listings without a valid licence. Sources disagree on details such as the activity code, so check with an Indonesian notary (PPAT) or licensing adviser before you buy.
We read the calendars of Bali villa listings on Airbnb and Booking.com every day and count a night as sold when it goes from open to booked at a known price; host blocks are left out where we can tell them apart. Revenue per villa = share of nights sold × average sold price × 365. The costs are ranges from public sources, not our measurements.
At the August–October 2026 pace an average 2-bedroom villa brings in $36,400 a year before costs. Size matters most: see the table by villa size above.
It depends on the price, the years left on the lease and your costs. Use the payback calculator: if the lease ends before the villa pays back, the deal does not work at those numbers.
We don't set a target. The calculator shows gross and net yield for your price so you can compare it with other uses of the money.
Yes, with the right licences; foreigners usually need a PT PMA. Check the current rules with a notary.
Not investment, legal or tax advice. Revenue is what similar villas sold, not a promise of income.