Investing in Bali or in Dubai
Bali and Dubai are often mentioned in the same breath as high-return destinations. Once you weigh the criteria that really matter to most international investors, Bali scores stronger on most points.
Dubai has a reputation as a tax haven with freehold ownership, and those points are real. But an investment is about more than taxation alone: entry price, growth potential, the breadth of rental demand and the degree to which you are taken care of determine your actual return over a horizon of seven to ten years.
We develop our projects ourselves and pair them with an international operator such as MĀUA by Swiss-Belhotel. As a result, we achieve a return after costs of 15 to 20 percent on our own projects, while you enter at a fraction of the Dubai entry price. Below we set out the criteria honestly side by side.
| Criterion | Bali | Dubai | Advantage |
|---|---|---|---|
| Return range | up to 15/20% after costs (our projects) | 6 to 9% (market) | Bali |
| Entry price | From ≈ $123,500 (€107,200) | Usually from ≈ $345,500 (€300,000) | Bali |
| Growth potential in emerging areas | Strong, 8 to 10% p/y | Mature, flatter | Bali |
| Breadth of rental demand | Lifestyle, surf, wellness, digital nomads | Mainly business and luxury tourism | Bali |
| Hands-off management and operator | Full management, international operator | Arrange yourself or via a manager | Bali |
| Climate and seasonal spread | Year-round demand | Summers extremely hot | Bali |
| Legal horizon | Leasehold up to 80 years negotiated | Freehold | Dubai |
| Income tax on rent | Withholding tax approx. 10% | 0% | Dubai |
| Market maturity | Younger, more upside | 35+ years of history | Dubai |
| Accessibility from Europe | Long journey | Direct flights, shorter | Equal |
Conclusion
What suits whom
Market data backs up this picture. According to Airbtics (measured February 2025 to January 2026), the average length of stay in Bali is 10.4 days, against 3.7 days in Dubai, with a market average ROI after costs of 8 to 12 percent in Bali versus 6 to 8 percent in Dubai. Those are market figures for the destination as a whole, not figures for our projects. The average nightly rate (ADR) is comparable (around 140 versus 145 dollars), while the entry price in Bali is considerably lower.
On the criteria that determine the return over the term, return range, entry price, growth and the breadth of rental demand, Bali consistently comes out strongest. Dubai remains attractive for those who value maximum tax benefits and freehold ownership above all else.
Our conclusion: if you are after the highest return at an entry level that is achievable for many more people, Bali is the logical choice. If you want to optimise purely for tax with a large portfolio, Dubai can be complementary. A mixed portfolio across both destinations is the best of both worlds for some investors.
Why Bali Estate Group
Four reasons why investors choose us
Leasehold up to 80 years
We negotiated extension options up to 80 years, where the market standard is 30 years. At the time of writing unique in the market.
Developer and seller in one
No intermediaries. We select the location ourselves, arrange the legal structure and contract the operator.
MĀUA by Swiss-Belhotel
International hotel operator with decades of experience, on our flagship Nova Ocean Resort. Higher occupancy, lower return variance.
Transparent quarterly reporting
Every quarter, insight into revenue, occupancy and return after tax. Verifiable figures instead of empty promises.
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Experiences
What our investors say
“We first came across Bali Estate Group through the Lotgenoten podcast, where Roy talked about Bali's property market. He immediately came across as trustworthy, knowledgeable and transparent: he not only highlighted the opportunities, but also spoke honestly about zoning, building materials and possible pitfalls. In our conversation with Pierre, virtually all our questions were answered before we even had to ask them, and there was an instant personal click. The Dutch point of contact and short lines of communication are a big plus, and their involvement does not stop once the sale is done: newsletters with professionally edited videos let you follow the construction closely. We wholeheartedly recommend Bali Estate Group to anyone considering investing in real estate in Bali.”
Tamara & CoenInvestors“Bali Estate Group appealed to me right away: the no-nonsense mentality of Roy and Koen, no sales talk, but projects with real character. After an info evening in Delft I bought my first 2 units, with perfect financial guidance through a contact of Roy's. Now 6 units further: tidy and well organised on the construction site, and the after-sales on location is top notch.”
“After I sold my home in the Netherlands, I knew I wanted to do something with my equity. Through Danny I ended up at the Nova Ocean Resort project. I am very happy with my purchase and with the communication from the Bali Estate Group team. I look forward to the future!”
“We have been investing in real estate for several years, looking for a high return combined with a beautiful country to spend our holidays. Originally we wanted to do this in Spain, but due to licensing restrictions there we moved on to other countries. During our search we came into contact with Bali Estate Group. From day one we had pleasant and intensive contact. We had more than a thousand questions and Bali Estate Group always helped us neatly, quickly and professionally.”
“By early 2022 I was already busy putting my money to good use in real estate for a high ROI. However, this job was bigger than I thought. I came into contact with various parties, but it was all 'almost right'. Until I got in touch with Bali Estate Group at the end of 2024. The people gave me good advice and were able to fulfil all my wishes, and recommended investing in Bali with a high return. The person I am in contact with helps me with everything like a true professional investor. I am very satisfied with how everything is going and will certainly keep doing business in the future.”
“The purchase of Nova Oasis Villa in Canggu in early 2025 was initially a bit sluggish, but everything visibly improved along the way. The team is professional and skilled, and the reports are clear and complete. We have now stayed in the villa and will go again this year; it really feels like our second home.”
FAQ
Frequently asked questions
Where is the return higher, Bali or Dubai?
But what about the tax advantage of Dubai?
What is the difference in ownership?
Which suits which investor?
Knowledge base
Read more about investing in Bali
How do you maximise a real estate investment in Bali?
From location and operator to maintenance and occupancy: the factors with which you structurally maximise the return on your Bali real estate investment.
Read articleHigh returns in Bali?
What is a realistic return on Bali real estate? We explain what comes off the rental income and show which range is achievable in the island’s best locations.
Read articleWhat makes Bali a safe choice?
Political stability, broadly spread tourism demand and relaxed regulation: discover why Bali is a surprisingly safe destination for your real estate investment.
Read article
Discuss your situation
Torn between destinations? Book a no-obligation call and we will work through together what fits your goals and horizon.