What yields do Bali new builds advertise?
176 unit types in 57 projects in our database come with an advertised yield. The median is 14% a year; half sit between 11.4% and 16%. 46% of unit types advertise 15% or more, and only 3 advertise 20% or more.
Apartments advertise more than villas: 15% against 13.3%. Studios: 10%. These are seller figures; we show them as they are and model returns from rates and occupancy.
Source: Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 9 October 2026
Gross or net: how is the advertised yield calculated?
In 80 of 176 unit types the yield is explicitly before costs, median 16%. In 81 the basis is not given. Only 15 state it net, median 11.8%. This is a market habit rather than a trick: the seller shows revenue, the buyer thinks about cash in the account. See management fees and rental guarantees.
| Basis | Unit types | Median | Projects |
|---|---|---|---|
| Before costs (gross) | 80 | 16% | 19 |
| Basis not given | 64 | 13.3% | 24 |
| Net, after costs | 15 | 11.8% | 10 |
| Field empty | 17 | 8% | 5 |
Source: Rise Real Bali database, 176 unit types with price and advertised yield
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What occupancy is behind the advertised yield?
Only 7 of 176 unit types state the occupancy used, from 65% to 80%.
The market: AirROI data for the 12 months to July 2026 put average short-let occupancy across Bali areas at 36–48%, including inactive listings. Bali hotels averaged 74% in 2025 (Horwath HTL and C9 Hotelworks). A professionally managed villa sits in between, so our model uses 60–70% by area and always three scenarios.
| Area | Average nightly rate | Market occupancy | Base in our model |
|---|---|---|---|
| Seminyak | Rp 5.0 mn | 39.4% | 70% |
| Uluwatu | Rp 4.3 mn | 46% | 70% |
| Canggu | Rp 3.8 mn | 37.5% | 70% |
| Pererenan | Rp 2.9 mn | 45–48% | 70% |
| Ungasan | Rp 2.6 mn | 38.8% | 65% |
| Ubud | Rp 2.0 mn | 37.7% | 60% |
| Nusa Dua | Rp 1.7 mn | ≈ 40% | 65% |
| Sanur | Rp 1.7 mn | ≈ 40% | 65% |
Source: AirROI, trailing 12 months to July 2026; Rise Real Bali yield methodology v1.1
What does an owner keep after costs?
In our model about 40% of revenue goes: management 18%, upkeep and wear 12%, tax 10%. With resort operators it is about 45%. The owner keeps 55–60%, so multiply a gross yield by roughly 0.6.
Our honesty frame: a finished lifestyle villa nets 6–8%, a strong product with professional management 8–12%, self-managed 4–6%. Above 12% only with a shown profit and loss statement. See rental yield by area.
| Advertised gross | Net after 40% costs |
|---|---|
| 12% | 7.2% |
| 14% | 8.4% |
| 16% | 9.6% |
| 20% | 12% |
Non-resident tax and the first year
Our base case is a 10% tax on revenue. For a tax non-resident a 20% withholding on gross revenue under PPh 26 may apply instead, leaving about 50% of revenue. See rental income tax in Indonesia. The first year is always weaker: we assume 70% of planned occupancy.
What this means for buyers
- The median advertised yield is 14%, almost always revenue, not cash.
- Multiply gross by about 0.6: 14% becomes roughly 8.4%.
- Ask for the occupancy: the short-let market averages 36–48%, good management 60–70%.
- Non-residents may face 20% withholding on gross revenue.
- Plan the first year at 70% of target occupancy.
FAQ
What yields do Bali new builds promise?
A median 14% a year across 176 unit types in 57 projects in the Rise Real Bali database (9 October 2026); half are between 11.4% and 16%.
Are advertised Bali yields gross or net?
Mostly gross: 80 of 176 are explicitly before costs, 81 do not say, only 15 are stated net.
What does a Bali villa really earn?
Owners keep about 60% of revenue in our model. A finished lifestyle villa nets 6–8%, a strong product with professional management 8–12%.
What is the occupancy of Bali villas?
AirROI puts average short-let occupancy across Bali areas at 36–48% for the 12 months to July 2026, including inactive listings. With professional management we assume 60–70%.
How do I convert a gross yield to net?
Multiply by about 0.6: management 18%, upkeep 12% and tax 10% take about 40% of revenue.
What tax does a villa owner pay in Bali?
Our model uses 10% of revenue. A non-resident may face 20% of gross under PPh 26; a tax adviser decides which applies.
How we know this
Advertised yields from developer materials in the Rise Real Bali project database, snapshot 9 October 2026: 176 unit types with a price in 57 projects; basis from the yield-basis field. Market: AirROI trailing 12 months to July 2026; hotels: Horwath HTL / C9 Hotelworks, Bali Hotel & Branded Residences 2026. Costs and scenarios: Rise Real Bali yield methodology v1.1. No figures for individual projects or small-sample areas.
- Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 9 October 2026
- AirROI short-term rental data, trailing 12 months to July 2026
- Horwath HTL / C9 Hotelworks, Bali Hotel & Branded Residences 2026
- Rise Real Bali yield methodology v1.1
- PPh 26, PP 34/2017
By Dmitrii Rogov, Rise Real Bali.
Rise Real Bali is a real estate agency in Bali. We write from the deals we handle and from public data, and we name our sources.
This report is published under the CC BY 4.0 license. You may quote, republish and use the figures and text commercially if you credit "Rise Real Bali", name the license and link to this page. Photos and renderings are not covered by the license: their rights belong to the developers and other rights holders.
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