What a Bali Villa Actually Returns

Gross and Net — Nothing Hidden
Most listings quote one number and leave out the costs. We show both — and we show them for what they are: first-year figures from a young, growing portfolio, updated every year as it matures.
Most listings quote one number and leave out the costs.
We show both — and we show them for what they are: first-year figures from a young, growing portfolio, updated every year as it matures.
Read This First

Every figure on this page is first-year. It covers the opening 12 months of these villas' operation — and of Luxury Spaces managing them — across 22 villas in Bingin and Pererenan (July 2025 – July 2026). This is not a mature annual average: new villas ramp, they don't launch at full yield, and these rates are still growing. A villa's first year understates where it settles — a new villa competes on price until it builds the reviews that let it hold a higher rate. We republish these numbers each year as the portfolio matures.

TWO NUMBERS
SIDE BY SIDE

Gross Yield

14–17%

First year

Individual villas reaching 23%.

Net Yield

7–8%

After all costs & tax

Up to 11.5% on the strongest villas.

Net yield is what actually reaches you — after platform fees, management, running costs and Indonesian tax. We'll model your specific villa before you commit. Based on 22 managed villas trading across Bingin & Pererenan, July 2025 – July 2026.

The gross-to-net bridge
Worked example
A one-bedroom villa
Real line items from a villa in our managed portfolio.
Purchase price$199,000
Gross rental income$33,086
Less platform service fee & VAT–$4,963
Less Luxury Spaces management fee–$5,625
Less owner costs (utilities, deep cleans, insurance, PBB, repairs)–$3,904
Subtotal$18,594
Less Indonesian final tax (10%)–$1,859
Net income to owner$16,735
Gross yield16.6%
Net yield8.4%
Yield by villa size
Revenue rises with size — yield reflects the capital base
VillaAnnual gross revenueGross yieldNet yield
1 bedroom$33,08616.6%8.4%
2 bedroom$35,34815.4%7.2%
3 bedroom$42,33915.6%7.0%

The 3-bedroom earns the most, but it sits on a larger capital base, so the yield reads similar.
Based on 22 managed villas trading across Bingin & Pererenan, July 2025 – July 2026.

A few factors move the number more than any table can show. We'd rather show you these than an average that flatters:

  • Owner personal use: It's the biggest single swing and the one lever entirely in your control. Every night you stay is a night it isn't earning — a couple of weeks a year is minor, but heavier personal use eases the net yield further.
  • Individual villa variance: Performance varies well past type averages. Across the portfolio, gross yield by villa ran from 12.6% to 20.3%, with our two strongest reaching higher still. Even two villas in the same complex, at the same price, can differ by four percentage points.
The ramp curve
A villa in month 3 and the same villa in month 15 are not the same investment

Average nightly rate

Rises roughly 40% over the first year as reviews accumulate

$138
$145
$154
$196
Mo 1Mo 4Mo 7Mo 11

$138 at launch to $196 by month 11 — up roughly 40%. A new villa competes on price until it builds reviews; once it has them, it holds a higher rate at the same occupancy. Reviews buy pricing power, not volume.

Seasonality
Anyone quoting 85% year-round is quoting a peak month
Jul – Sep · Peak
80–92%
occupancy
Oct – Jan · Low
58–69%
occupancy

Annual average: ~72%.

The annual average isn't something an owner passively receives. To exceed low-season occupancy it has to be worked for — dynamic pricing, minimum stays, direct bookings — and owners need to be set up for that from day one.
How we compare · two independent benchmarks
We beat both benchmarks

AirROI · Uluwatu · 2026

Market average occupancy50.6%
Our portfolio~72%
Market avg revenue (62 listings)$31,160

Knight Frank · Prime Bali

Prime Bali gross yields7–12%
Our first-year gross14–17%

Independent sources — neither has a stake in our business.

THE HONEST CLOSE
WHAT THE VILLA EARNS VS WHAT YOU KEEP
A gross yield with no net figure attached tells you what the villa earns — not what you keep. Widely advertised "8–12% net" figures don't reconcile with the operating costs those same companies publish. And these are our first-year numbers — we'll republish next year's as the villas mature, out in the open.

If you're weighing a specific villa, we'll model it before you commit — book a call with our team and we'll walk you through the numbers.
Figures are based on 22 managed villas trading across Bingin and Pererenan between July 2025 and July 2026, represent first-year performance, and are not a guarantee of future performance. Returns depend on occupancy, nightly rate, operating costs, maintenance and market conditions. Villas in other locations and configurations will perform differently. This is general information, not financial or investment advice — seek independent advice before investing.