September 25, 2026·10 min read
Is Bali Property a Good Investment? A 10-Year Model
We took one ordinary leasehold villa in Canggu and ran it for ten years, from the deposit to the sale. The answer depends less on Bali than on three …
Market research
Bali property market research
Our reports on rates, occupancy, zoning and net yield by area. These are the numbers we use to model properties for clients.
September 25, 2026·10 min read
Bali vs Phuket: Where Property Nets More
Put the same budget into both islands and you come home with different products: a condo in Phuket, a pool villa in Bali. We compare them on price pe…
September 25, 2026·9 min read
Bali vs Dubai Property: Net Yield, Costs and Exit
Dubai sells a permanent title in a tax-free market. Bali sells a higher cash yield on a lease that runs down. We put Rp 4 billion into each market an…
September 25, 2026·10 min read
Bali Property Market Report 2026: Demand, Rents and Zoning
Bali's visitor numbers have stopped growing, and revenue per rental listing fell 18–28% in the main villa areas over the past year. Prices held. What…
September 25, 2026·10 min read
Bali Tourism Statistics: Arrivals, Markets and the 2026 Plateau
Bali counted 3,900,965 foreign visitors from January through July 2026, 1.98% fewer than a year earlier, after a record 2025. Demand has leveled off …
September 25, 2026·10 min read
Business in Indonesia for Foreigners: Where They Invest Beyond Villas
Foreign investors put Rp 900.9 trillion into Indonesia in 2025, and most of it went into factories and mines, not Bali. Private investors play a diff…
September 24, 2026·11 min read
How Much Does a Villa in Bali Cost? Prices by Area and Budget
A two-bedroom pool villa in Bali usually lists between Rp 4.5 billion and Rp 6.6 billion, a three-bedroom between Rp 6.4 billion and Rp 12.2 billion.…
September 24, 2026·9 min read
Bali Land Prices by Area: Per-Are Rates and Trends
An are (100 m²) of land in central Canggu costs about ten times what the same are costs in Tabanan. Two reviews of the Uluwatu market disagree by a f…
September 24, 2026·10 min read
Cost to Build a Villa in Bali: Per-m² Rates and What Adds Up
Indonesian contractors quote Rp 5.5–28 million per m² to build a villa, depending on the spec and on who's quoting. The per-meter rate is the smaller…
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Straight answers
Questions about our reports
Where does the data come from?
Nightly rates, occupancy and trends by area come from average revenue per listing (AirROI, trailing 12 months). The share of listings in agricultural and protected zones, and median prices, come from public for-sale listings. Property details come from developer price lists and presentations. Every model is a Rise Real Bali estimate, not an income guarantee.
Why are yields in your reports lower than in developer presentations?
Developers show gross yield. We subtract the management company, taxes, vacant nights and maintenance, about 40% of revenue, and show the net under three occupancy scenarios.
Can you model a specific property for me?
Yes, for free and before any deposit. Send a link or the project name on WhatsApp. We'll run it through the same model as our reports and point out which documents are missing.
