Investor tool
Bali portfolio allocation simulator.
Model a portfolio spread across Canggu, Uluwatu, Ubud, and Nusa Dua. See your blended yield, 5-year cash flow, and the risk-return trade-off different allocation mixes produce. Based on editorial transaction observation 2024–2026; not investment advice.
Simulated portfolio outcomes
Blended gross yield
7.8–11.8%
weighted by allocation
Annual income (midpoint)
$147,000
gross, before operator + tax
Net annual (est.)
$95,550
after ~35% costs
Risk profile
Balanced
Moderate volatility, moderate upside
5-year cash flow
| Year | Gross income | Net income | Cumulative net |
|---|---|---|---|
| 1 | $147,000 | $95,550 | $95,550 |
| 2 | $149,940 | $97,461 | $193,011 |
| 3 | $152,939 | $99,410 | $292,421 |
| 4 | $155,998 | $101,398 | $393,820 |
| 5 | $159,118 | $103,426 | $497,246 |
| Total | $764,994 | $497,246 | 33.1% ROI |
What this portfolio looks like in practice
Canggu leads at 40% with meaningful diversification into the other three corridors. Blended yield of 9.8% sits in the balanced zone — captures some of Canggu's upside while smoothing volatility via the other allocations.
Why blend across areas
A single-villa portfolio in one corridor exposes the investor to that corridor's specific cycle. Canggu mid-tier saturation in 2025–26, Uluwatu clifftop scarcity premium, Ubud wellness positioning, and Nusa Dua's lower-volatility profile move on different timelines and respond to different macro shocks. Blending across at least two corridors is the cheapest diversification an investor with $750k+ can buy in Bali property — total acquisition costs scale, but operating diligence does not double.
When portfolio thinking matters
At sub-$500k capital, a single well-chosen Canggu or Ubud villa typically beats a forced two-property allocation on net return after diligence and operator costs. At $750k–$2M, the simulator's blended profile starts producing better risk-adjusted outcomes than concentration. Above $2M, blending into 3+ areas becomes meaningful for institutional comparability. Use the leasehold calculator to size term-risk on each component, and the marketplace shortlist for live listings matching the allocation you model.
Not investment advice. Yield bands reflect editorial observation of recent Bali transactions (Canggu 10–15%, Uluwatu 6–10%, Ubud 7–10%, Nusa Dua 6–9%). Blended returns assume disciplined operator management; self-operated portfolios underperform by 3–5 percentage points on average. Actual returns depend on legal structure, operator quality, and regulatory environment. See methodology for source tiers.