Yield-density shortlist
Highest-yield product on our shortlist. Canggu villas, operator-managed townhouses, ADR-defensible inventory.
Yield density beats yield headline. The highest-yield Bali product is rarely the highest-headline-yield listing. It is the listing where the operator-disclosed gross translates cleanly into net after the full cost stack: OTA commissions (15–18%), operator fees (15–20%), channel-manager subscriptions, cleaning markup, guest-supply markup, maintenance, and taxes.
The yield-density question: what fraction of headline gross actually lands as net? For mid-tier independent villas in Canggu Berawa core, the answer is typically 55–60%. For branded operator-managed Nusa Dua product, 50–55%. For premium Uluwatu clifftop with bespoke operator, 60–65%. Developer projections that imply gross-to-net of 75%+ have not stress-tested the cost stack against reality.
The listings below are ordered by editorial yield-density assessment, not by headline gross yield. Each has the realistic post-cost-stack net yield documented separately from the developer / operator claim.
Send any listing for a full yield-density review including the corridor benchmark range against the operator's specific claim.
Bukit · Nusa Dua (Benoa, Jl. Mayapada)
From IDR 5.3B (~$335,000) · 3–4BR · 110 m² land + rooftop
Ocean Look is positioned as one of the rare Nusa Dua villa projects that is structurally complete and entering commissioning rather than still selling renders. The headline trade i…
Bukit · 500 m from Melasti Beach
$185,000 · 1-bedroom · 50 sqm
A delivered, fully-operational resort complex within walking distance of one of Bukit’s best-rated beaches. The rarity here is operational completeness: most Bukit inventory at thi…
Uluwatu · Phase 2 (Bingin / Pecatu)
$241,000–$749,000 · 1BR Cottage → 4BR Villa · 40-year leasehold
Family Nest is positioned as the first Bali resort explicitly built around the family-with-kids segment, not retrofitted from a generic villa-resort template. The deciding signal i…
Canggu · Berawa (oceanfront line)
$310,000 · 2BR · 112 m² · 25-year lease w/ guaranteed extension
Berawa oceanfront-line product (300 m to beach) delivered 2025 by Breig Property Investment with 25-year lease and contractually guaranteed extension. The combination of near-beach…
Canggu · Berawa
$249,000 · 2BR · 104 m² · 22-year leasehold
A delivered 2-bedroom Berawa townhouse with documented operating history (8.9 Booking rating, professional management in place) at $249k. The short remaining lease (22 years) is th…
Bukit · Melasti Beach
$250,000 · 2BR · 102 m² · ready, full payment
Melasti is the western anchor of the south Bukit corridor with a famous beach, but villa supply directly inside the beach belt is unusually thin. Melasti Dream Residence is positio…
Bukit · Dreamland Beach
$4,500 per sqm · sea-view and panoramic tiers
Dreamland is the most defensible beach on the Bukit for premium product: public access is constrained, the cliff frames it, and no large-format resort can be built to the south. A …
Bukit · Pandawa Beach
$200,000 · 2BR · 100 m² · 50-year leasehold included
Pandawa is the next belt of the Bukit growth corridor after Uluwatu saturated. XO Pandawa is positioned as a yield product (priced per unit, not per square metre) at a $200k entry …
Bukit · Pandawa
$220,000 · 2BR · 126 m² · 26+26 leasehold, Q3 2026
Pandawa Hills is positioned as the lowest entry price point in the Pandawa corridor at $220k for a 2-bedroom villa with 126 m² built area and a 38 m² rooftop. The trade is operatio…
Canggu · Batu Bolong
$110,000 · 1-bedroom · 35–37 sqm
This is the cleanest “set-and-forget” unit in the current shortlist. The operator does everything; you receive net-of-fees distributions. The cost of that simplicity is a 20%-of-in…
Canggu Berawa professionally managed: 7–10% net. Uluwatu clifftop: 5–8% net. Nusa Dua branded residence: 4–6% net. Sanur independent villa: 6–8% net. Net yield = gross less OTA commissions (15–18%), operator fees (15–20%), maintenance, taxes, and channel costs. Headline gross yields above 14% on entry-tier product usually overstate by 30%+.
Three independent triangulation methods. (1) Pull comparable nightly rates from AirDNA / Mashvisor / public Airbnb listings in the immediate corridor. (2) Cross-check the operator P&L disclosure against a sample of public booking-platform listings under their management. (3) Run a corridor-level yield model on the listing inputs and compare against the operator headline. If your three estimates spread by more than 30%, the developer claim is unreliable.
Conditionally. Guaranteed-yield structures (typically 5–7 year guarantee periods with floor revenue) work when the operator has the balance sheet to cover the guarantee gap. Post-guarantee yields almost always reset to corridor benchmark levels. Verify the operator entity's balance sheet, not just the headline guarantee number.
Shorter leases (15–22 years remaining) often carry higher gross yields because the listing is priced for cash flow, not long-term hold. The lease-compression curve eats into resale value, so the net realised return depends on holding period. For 5–7 year holds, short-lease + high-yield product can outperform long-lease + lower-yield. For 10+ year holds, longer leases win.
Send us any Bali villa listing URL. The editorial desk verifies legal structure, real net yield, zoning, and red flags – returns a written PDF dossier within 24 hours. Free.
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