The numbers behind the market.
No hype. The figures we use ourselves when we advise buyers, yields, occupancy, the legal path, and where the upside actually sits.
What the market actually says.
Demand that holds through the year
Bali ran the highest hotel occupancy of any Indonesian province in 2025, roughly 61% full-year on official BPS data, against a 49% national average. Well-managed villas in prime areas typically run higher (65-78% annually), but expect a real low-season dip to 40-55%. Consistency, not peak-week spikes, is what underwrites the return.
Yields, stated net, not gross
Most Bali sales pages quote gross. We lead with net. After management, platform fees, tax and upkeep, well-located villas typically net 6-12% a year, Canggu/Berawa and Uluwatu/Bingin at the top of that band, standalone villas often lower. The strongest, professionally run assets can clear it; the headline "up to 20%" figures are gross and sell-side. Net is the number you actually keep.
A legal path, not a workaround
Foreigners cannot own freehold (Hak Milik), that is fixed in law. The recognised routes are leasehold (Hak Sewa), individual Hak Pakai (needs a residency permit), or holding via a 100%-foreign PT PMA company. Leasehold runs a 25-30-year initial term, extendable only where the extension is written into the original contract, never automatic. Nominee structures remain legally void. No workarounds.
Where the off-plan upside sits
Buying off-plan from a credible developer means entering 20-30% below finished value, with payments staged across a roughly 9-18-month build against construction milestones. Buyers who hold from stage one to handover have typically captured ~20-30% by completion. These are developer/agency figures with no government index behind them, treat them as a market norm, not a guaranteed return.
Where, and who each area suits.
The most established hub, schools, supermarkets, medical, and the largest, most liquid slice of the market. Net yields typically 8-12%; you pay for maturity and the appreciation runway is shorter. Inventory moves fast.
Canggu-adjacent, one step quieter. Newer builds, more land per dollar, roughly 20-30% cheaper entry than Berawa for comparable net yields (~9-12%). The value play next to a mature market.
The Bukit peninsula, Bali's fastest-appreciating sub-market, clifftop scarcity and the highest nightly rates on the island. Higher upside, but also the highest infrastructure risk: narrow access roads and patchy water in remote pockets.
A privately master-planned "creative city" in Tabanan, operational from 2025. Design-led, early-stage upside, but single-developer concentration risk and higher variance. Verify the title and permits on any unit before you commit.
Nature-led and calmer, wellness-driven guests, longer average stays. Ubud is the established market; Sidemen the earlier, cheaper alternative further east, with more upside off a low base but thinner rental demand today. Yields here are property-specific, we model the actual unit, not an area average.
Want this modelled on a real property?
We'll run the yield, walk the legal structure, and show you inventory that fits the brief, not a pitch deck.
Speak with our advisorsOccupancy and arrivals figures are official BPS-Statistics Indonesia data (2025). Yield, price and off-plan figures are directional market estimates drawn from property-portal and developer data (sell-side) plus OXO / Terra / Canggu Properti project data, net of costs where stated, and not a guarantee of return. Legal-structure and visa figures are accurate at June 2026 but must be confirmed with a PPAT notary / Indonesian immigration before you commit; we model the specifics on real inventory first.