October 8, 2026·11 min read
Bali Villa Management Company: How to Choose
Picking a Bali villa management company decides how much of the rent reaches you and how much you'll know about it. Here's what to check before you s…
Yields
Bali rental yields: models and calculations
What reaches your account after management, tax and vacant nights. Occupancy scenarios, cost lines and how to read a developer's projection.
October 8, 2026·10 min read
Long Term Rental in Bali: What Owners Earn and Keep
Long-term rental trades some yield for predictability: one tenant, one payment a year and few turnovers. We priced it on a Canggu villa and compared …
October 5, 2026·10 min read
Bali Apartment Investment: Ownership, Yield, Exit
Most apartments sold to foreigners in Bali are leasehold units, and their income depends on the operator's contract more than the building. Here's wh…
October 5, 2026·9 min read
Bali Townhouse for Sale: Prices, Titles and Fees
A townhouse shares a wall with its neighbor, and that one fact shapes its price, its paperwork and who rents it. We set the townhouses in our catalog…
October 5, 2026·11 min read
Bali Property Valuation: How to Value a Villa
Bali has no public record of sale prices, so a property's value comes from three lenses and, on a leasehold, the years left. We run all three on one …
October 3, 2026·10 min read
Bali Villa ROI: Where the Return Actually Comes From
A brochure ROI counts the rent and forgets the lease. We split one villa's ten-year return into its parts, so you can see which ones pay you and whic…
October 3, 2026·10 min read
Bali Villa Construction Materials: Frames, Walls, Roofs
The name of a material in a brochure says little about how a villa will stand up to earthquakes, rain and termites. Here's what Bali builders actuall…
October 3, 2026·9 min read
Large Villa in Bali: 6–8 Bedrooms, Prices and Costs
A big villa changes every number: the price per bedroom, the staff, the nightly rate you need and the zoning you can live with. We took the six- to e…
September 29, 2026·10 min read
Boutique Hotel Investment in Bali: Cost and Licensing
A foreign investor can own a small Bali hotel outright, but only if the license matches the business. Get the entity and the room count wrong, and th…
September 25, 2026·9 min read
Canggu and Pererenan Villa Yields: 2026 Calculation
An average rental listing earned Rp 376 million in Canggu and Rp 386 million in Pererenan over the year to July 2026. We ran three properties from ou…
September 25, 2026·11 min read
Opening a Padel Club in Indonesia: Court Costs, Franchise or Stake
A padel court in Indonesia costs Rp 450–800 million as a kit, before anyone pours a slab or puts up a roof. That's the easy part of the budget. Land,…
September 24, 2026·9 min read
Bali Villa Rental Yield by Area: Gross vs Net
A Bali villa earns what its nightly rate and occupancy allow, and the owner keeps roughly 60% of that. We took what five areas earned over the last y…
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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.
