Canggu and Pererenan sell to the same people: surfers, remote workers, couples in their thirties. Guests choose between them on price and on how far they'll walk to dinner. Supply, though, is moving in opposite directions.

Canggu is the mature market. It has 3,920 listings on the platforms, and that count shrank 8.0% over the year as weaker properties dropped out. Pererenan has 626 listings, 45.6% more than a year earlier, and most new construction on this stretch of coast is going there. Revenue per listing fell in both, by 23.1% and 27.9% respectively.

Full version with tables and calculations on the Rise Real Bali website

A padel court ships as a kit: a steel frame, tempered glass walls, mesh panels, artificial turf filled with silica sand, and floodlights. The installer bolts it onto a finished concrete slab. Everything under and over that kit is a separate job.

Neverlater, an Indonesian business research firm, cites supplier Datra at Rp 450–800 million per court kit for Indonesia (August 2026). The spread comes from glass thickness, the frame profile, and whether you pick a panoramic court without corner posts. Local contractors quoted Rp 300–400 million for a standard court in 2025, and Rp 0.9–1.8 bn per court once a roof is included.

Full version with tables and calculations on the Rise Real Bali website

Gross yield is a year of rental revenue divided by the purchase price. It's the number on the brochure. It ignores everything between the guest's card and your bank account.

Net yield is what's left after operating costs and tax, divided by the same price. On a managed Bali villa, our model sends 18% of revenue to the management company and 12% to upkeep, repairs and empty nights. Another 10% goes to income tax if you're an Indonesian tax resident. That leaves the owner about 60%.

Full version with tables and calculations on the Rise Real Bali website

You'll see three occupancy figures quoted for Bali, and each one measures something different. The first comes from AirROI, which tracks every short-term listing on the booking platforms: its island average is 36.0%, and the main villa areas run from 36.2% in Canggu to 46.2% in Uluwatu.

The second is BPS Bali's monthly count for star-rated hotels, which lands between 46% and 70% depending on the month. The third is what a villa with a full-time manager actually achieves. In our practice that's 60–75% over a year.

Full version with tables and calculations on the Rise Real Bali website

"Managed" can mean two different deals. In a revenue share, the manager rents the villa, takes a percentage of what it earns and passes the rest to you. Your income moves with the market every month.

In a rental guarantee, the developer or an operator pays you a fixed percentage of the purchase price for a set term, whatever the villa earns. It looks safer on paper. It's also a promise with an end date, and you won't see the villa's real occupancy until the term runs out.

Full version with tables and calculations on the Rise Real Bali website

Airbnb is putting every host on a single fee. Under the old split model the host paid about 3% and the guest paid 14–16.5% at checkout. Under the host-only model, the host pays the whole 15.5% and the guest sees no separate service fee. Hosts outside the European Economic Area, Indonesia included, switch on September 15, 2026.

The fee applies to the nightly rate plus cleaning and extra-guest fees, not to taxes. To net what you did before, you'd list about 15% higher. That's roughly what guests already paid once the old service fee went on top.

Full version with tables and calculations on the Rise Real Bali website

Split the bill in two. Utilities are metered and priced by the state: electricity, water and internet. Everything else is labor, set by the market and by what you agree with the people who look after the villa. The second half is almost always the bigger one.

The table shows an owner-run pool villa with two to three bedrooms. Industry estimates put the whole monthly budget, repairs included, at Rp 10.5–18.2 million. If a management company runs the villa as a rental, part of the staff cost moves inside its fee, and our <a href="/guides/bali-property-management-fees/">management fees guide</a> shows how that works.

Full version with tables and calculations on the Rise Real Bali website

Bali publishes no official statistics on long-term rents, so we built our own sample: 480 monthly and yearly listings across nine areas, collected on September 7, 2026. The spread inside one area is wider than the spread between areas. Treat each median as the middle of a range, and negotiate from there, especially on longer terms.

A two-bedroom villa in <a href="/areas/canggu/">Canggu</a> asks a median Rp 36 million a month. <a href="/areas/pererenan/">Pererenan</a> and <a href="/areas/ubud/">Ubud</a> sit close to that. <a href="/areas/umalas/">Umalas</a> and <a href="/areas/uluwatu/">Uluwatu</a> run far higher, and Kedungu and Tabanan are the cheapest in the sample.

Full version with tables and calculations on the Rise Real Bali website