Fees stack up
Platforms take 15–18%, then card processing, a channel manager and currency conversion, and the manager takes 13–28% on top. The owner ends up with about 44% of each booking.
Rental yield
What a property actually pays you
Enter your price, nightly rate and occupancy. You get three scenarios, tax for your status and the money that really reaches the owner.
- Three scenarios
- Non-resident tax
- Payback and IRR
- Leasehold years left
Calculator
The same math as our property pages
Same model: revenue minus management, upkeep and tax. Only your inputs change.
Where the revenue goes
Gross ——
Net to you ——
—
Three scenarios
| Scenario | Revenue | Costs | Tax | Net to you | Net yield | Cash-on-cash | Payback | IRR |
|---|
Cash-on-cash is your net income divided by the cash that actually leaves your pocket: the price plus notary, lawyer, furniture package and company setup.
If the plan falls short
Net to you, % of price. Rows are occupancy, columns are nightly rate.
Done? Send us the numbers and we'll check them against a real property
Two numbers, not one
The “up to 20%” in the ads is gross, before costs
Management, upkeep and tax take about 40% of revenue. We show you both numbers and calculate the second one.
10–14%gross, before costs
6–10%net to you
20%non-resident tax
65–80%occupancy with management
Tax
183 days set your tax rate
A tax resident pays 10% on rental income. A non-resident pays 20% on the same amount.
Non-resident
20% of gross rent
Withholding tax (PPh 26), final, with no deduction for costs. Tax treaties usually leave this income taxable in Indonesia. Your home-country tax comes on top, so check how your country credits it.
Indonesian tax resident
10% final
On rental of land or buildings, under PP 34/2017. You become resident after 183 days in Indonesia in a year.
Resident, nightly rental
5–35% on profit
Villas and pondok wisata fall outside the 10% final regime. Brackets start at Rp 60 million, 250 million, 500 million and Rp 5 bn.
PT PMA
22% on profit + 15% on dividends
With turnover under Rp 50 bn, part of the profit is taxed at half the rate. The 15% dividend rate applies under a tax treaty and needs a certificate of residence.
Guest
10% on top of the nightly rate
Regional tax on accommodation. The guest pays it, the owner is responsible for it.
Every year
About 0.1% of NJOP
Land and building tax. It's based on the cadastral value, which runs several times below market price.
On purchase, the 5% BPHTB transfer tax and the seller's 2.5% tax don't apply to leasehold. On exit, a non-resident pays the same 2.5%. Titles and deal structure are covered on Indonesia and the law.
Before the deposit
Eight checks
Until they're closed, any yield on this page is a guess.
Land certificateWho owns the land and on what basis it's leased out
Zoning (RDTR)It decides whether you can get a short-term rental license
PBG and SLFNo SLF means no NIB, and no NIB means no platforms
Term and extensionHow many years are left and whether the extension right is in writing
Management contractFee, what it's charged on, markups, access to the accounts
Neighbors, not the areaRates and occupancy within 500 meters
Staged paymentsPayments tied to documents, penalties in the PPJB
Your tax setupHow many days a year you spend in Indonesia and whether you need an NPWP
Our lawyer runs a first document check for free, before you pay a deposit. A full legal opinion is a separate service.
FAQ
Questions about rental yield
What's the real rental yield on a Bali villa?
Net yield runs 6–10% a year, and 8–12% in strong locations with professional management. Gross, before costs, the same properties show 11–15%.
How much tax does a foreigner pay?
A non-resident pays 20% of gross rent with no deduction for costs. An Indonesian tax resident pays 10% final, or 5–35% on profit for nightly rentals.
Why do brochures say 15–20% when you show 7%?
Brochures quote gross income, the best occupancy year and the top ten properties instead of the average. Take out commissions, tax and empty nights and you get the net figure.
What happens to a leasehold near the end of its term?
Its value shrinks with the years left. Five years before expiry, the property sells as five years of rent. That's what a high yield on a short lease is paying you for.
Which costs do buyers forget most often?
Furniture, the manager's markup on contractors, replacing equipment in years three to five, licensing and the rupiah exchange rate. Together they cost 2–4 points of yield.
Rates are area averages across listings over a rolling year, from AirROI. Occupancy and ADR by area come from the Horwath HTL and C9 Hotelworks 2025 reports. The calculation is a Rise Real Bali model, not an income guarantee.
Gusti AyuBroker · Rise Real Bali
Hi, I'm Gusti. Want this math run on real villas in your budget?
Leave your WhatsApp and I'll send 3–5 options today, each with the net yield worked out.