Returns on Bali real estate: what is realistic

Investing in Bali delivers substantially higher returns than in the Netherlands. We work with two levels: the market average per region and what Bali Estate Group achieves on its own projects.

Market averages

Average market returns per region

The figures below are broad market averages for luxury real estate in these areas, based on public market reports. They do not apply specifically to our projects, which sit higher.

Per region

Uluwatu and Bingin: average net returns between 10 and 14 percent, driven by the scarcity of cliff-front land. Canggu and Berawa: between 8 and 11 percent in a mature market with predictable occupancy. Pererenan and Tabanan: emerging areas with 8 to 10 percent expected annual price growth up to 2028. Ubud: between 7 and 10 percent, with a wellness audience and longer stays.

Our projects

What Bali Estate Group achieves on its own projects

For the projects we develop and sell ourselves, our gross return range sits between 15 and 20 percent per year, on average above the regional market figures.

Why higher than the market

That difference comes from sharper location choices, economies of scale on larger projects such as Nova Ocean Resort, and the choice of an international operator (MĀUA by Swiss-Belhotel) on that flagship project, which structurally raises ADR and occupancy.

Which position within our 15 to 20 percent range is realistic for a specific project, we record in writing per project before you commit. Each year we report quarterly on a net basis what actually remains.

Gross versus net

From gross to net, and the payback period

What comes off

From the gross return come property management (10 to 25 percent), platform commissions (15 to 20 percent), maintenance, banjar, utilities, insurance and Indonesian withholding tax (a final levy of typically around 10 percent on rental income from property). Together the operational cost side comes to 35 to 50 percent of gross. A villa with 20 percent gross therefore typically yields 10 to 14 percent net.

A well-positioned 2-bedroom villa in Canggu or Uluwatu typically generates between 30,000 and 50,000 dollars of gross rental income per year in 2025. At an occupancy rate of 80 to 95 percent, the payback period on a net basis sits between 5 and 8 years, against usually 20 to 25 years for a rented home in the Netherlands.

Calculator

Calculate your return yourself

Choose a unit, play with the occupancy rate and switch between gross and net return, including a projection up to 40 years.

Occupancy80% · Realistic

60%Cautious 70%Realistic 80%Optimistic 90%95%

Investment (80%)

€98,400

Gross annual return

19.7%

Gross annual profit

€19,424

Break-even

5.1 yrs

Investment value over 20 years

Gross is after OTA fees, management (32%) and HOA, before tax. Net is in addition after fixed annual costs (such as marketing, a fixed amount that does not scale up with a more expensive unit) and roughly 10.5% Indonesian profit tax. Because those fixed costs do not scale, the net return is relatively higher for more expensive units. Calibrated to our official net calculation (Studio Jungle View: 20% gross equals 10.8% net). The lease extension (€7,200 every 5 years) is included in the projection.

Indicative calculation. Past returns are no guarantee of future results. Request a personal calculation for your situation.

Full calculator →A tailored calculation? Get in touch

Waarom Bali Estate Group

Vier redenen waarom investeerders voor ons kiezen

Leasehold tot 80 jaar

Wij bedongen verlengingsopties tot 80 jaar, waar de marktstandaard 30 jaar is. Op het moment van schrijven uniek in de markt.

Ontwikkelaar en verkoper in een

Geen tussenpartijen. Wij selecteren zelf de locatie, regelen de juridische structuur en contracteren de operator.

MĀUA by Swiss-Belhotel

Internationale hoteloperator met decennia ervaring, op ons vlaggenschip Nova Ocean Resort. Hogere bezetting, lagere rendementsvariantie.

Transparante kwartaalrapportage

Elk kwartaal inzicht in omzet, bezetting en netto rendement. Verifieerbare cijfers in plaats van loze beloftes.

Bekend van

Ervaringen

Wat onze investeerders zeggen

5,0 · 40+ reviews

“We zijn al enkele jaren bezig om te investeren in vastgoed, waarbij we zochten naar een hoog rendement in combinatie met een mooi land om vakantie te vieren. Oorsprokelijk wilde we dit in Spanje gaan doen, maar door licentie beperkingen daar zijn we uitgeweken naar andere landen. Tijdens de zoektocht zijn wij in aanraking gekomen met Bali Estate Group. Vanaf dag 1 hadden wij fijn en intensief contact. We hadden meer dan duizend vragen en Bali Estate Group heeft altijd netjes, snel en professioneel geholpen.”

JJohn

FAQ

Frequently asked questions

What is the difference between gross and net return?

Gross return is your rental income divided by your investment. Net is what remains after property management (10 to 25 percent), platform commissions (15 to 20 percent), banjar, maintenance, utilities, insurance and Indonesian withholding tax (typically around 10 percent final levy on rental income from property). A villa with 20 percent gross typically yields 10 to 14 percent net.

How much does a typical Bali villa earn per year?

A well-positioned 2-bedroom villa in Canggu or Uluwatu typically generates between 30,000 and 50,000 dollars of gross rental income per year in 2025, depending on occupancy, amenities and management.

What is occupancy in practice?

Well-managed luxury villas and apartments in prime locations typically run 80 to 95 percent occupancy on an annual basis. During peak months the prime locations run practically full, and demand stays strong outside high season too.

What operational costs can I expect?

Property management 10 to 25 percent, platform commissions 15 to 20 percent, maintenance roughly 5 percent, and utilities, banjar, insurance and property tax together around 3 to 5 percent. In total the operational cost side comes to 35 to 50 percent of gross.

What if the rental income disappoints?

We always project on the basis of comparable, already-operational projects in the same region and give a range rather than a single value. At Nova Ocean Resort, MĀUA by Swiss-Belhotel reduces the variance thanks to reservation systems and marketing reach.

Knowledge base