Bali
Bali sells more nights than any luxury villa market we benchmark, and at the lowest rates. Volume, not rate, is how money is made here.
Effectively year-round. July, August and December peak.
Design and photography. Bali is an intensely visual market and the booking decision is made on images, faster than anywhere else.
These figures benchmark a well-maintained, premium 4-bedroom villa, Bali. Deliberately not the ultra-prime staffed estates that inflate every published average and make owners believe things that are not true. Rates are then adjusted for bedroom count, condition, and amenities.
Bigger, better, or better-staffed villas earn more, sometimes several times more. Tired properties with a static price and a passive listing earn considerably less. That gap is not luck. It is management.
A well-maintained four-bedroom villa in Bali grosses roughly IDR 538,350,000 to IDR 717,800,000 a year. That figure comes from 120 nights actually sold at IDR 4,440,000 in high season and 100 nights at IDR 1,850,000 outside it. The top of the range is not the average. It is what an owner reaches with active pricing, fast replies and consistently good reviews.
About 220 nights, in our benchmark. We deliberately do not quote an occupancy percentage. Occupancy multiplied by 365 flatters seasonal markets by a factor of two, because the villa is not on the market for most of the year and nobody is trying to sell it in November. Nights actually sold is the only honest unit.
Gross is what the guest pays. Net is what reaches your bank account. After a typical 15.5% platform commission, IDR 538,350,000 to IDR 717,800,000 gross becomes roughly IDR 454,910,000 to IDR 606,540,000. Then subtract cleaning, laundry, pool and garden maintenance, utilities and local taxes. If you use a rental agency instead of a platform, expect them to take 20 to 30%, and in the ultra-premium segment sometimes more.
On the numbers we hold, Bali sits 28 out of 29 markets we benchmark, against a median of IDR 1,872,200,000 gross a year. That says nothing about the purchase price, which is the other half of any yield calculation. A high gross income on a very expensive property can be a worse investment than a modest income on a cheap one. Get both numbers before deciding.
Because a nightly rate is set by the view, the finish, the address and the level of service included, and almost never by the bedroom count. We have seen two four-bedroom villas in the same town, one at roughly 1,170 euros a night and one at roughly 9,376, and the difference was a sea view and a concierge. Any benchmark built on price per bedroom is meaningless, and most published ones are.
They are our regional benchmark for Bali, built from comparable markets and public rate data. They have not yet been confirmed by an operator working this market directly, and we say so rather than pretend to a certainty we do not have. If you own here, tell us what you actually earned and we will fix the number.
Four questions. An honest estimate, and a free report on what would raise it. We are paid by our partners, never by you.
Estimate my villa →Estimates are based on destination benchmarks and property attributes, not on a formal appraisal. Amounts are shown in local currency using approximate conversion rates. Actual results depend on marketing, pricing strategy and seasonality. Last updated 13/07/2026.