Investor tool
Bali Villa Yield Calculator
A starting-point underwriting model for Bali villa investment across six investor-grade areas. Adjust the inputs to your scenario; outputs are ranges based on current reference data maintained by the Bali Villa Select editorial desk.
Yield calculator
Estimate Bali villa yield, net of costs.
Inputs are investor assumptions. Outputs are ranges based on current Bali Villa Select market reference data for each area. Use as a starting point for underwriting, not a guarantee.
Estimated performance
- Annual gross income
- $74k
- Annual net income
- $55k
- Gross yield
- 16.4%
- Net yield
- 12.3%
- Payback period
- 8.2 yr
- Total rental income over remaining lease
- $1.49M
Model caveats
- Baseline ADR for Canggu: $280/night (short-term). Long-term strategy assumes 55% of ST ADR.
- Typical gross yield range for the area is 11–14%. Your scenario output sits inside or outside this band depending on occupancy and management assumptions.
- Figures exclude initial purchase costs (~5-10%), capital improvements, and currency translation. Lease-decay effects are not discounted into yield but affect exit valuation.
How the calculator works
Inputs cover the variables that move yield: purchase price, target area, average daily rate, occupancy, and operating cost ratio. Outputs are gross yield, net yield after a managed-property cost stack (operator fee, maintenance, utilities, taxes, vacancy), and the implied annual cash return on capital. Yield bands per area are pulled from our editorial dataset of disclosed Bali transactions 2022–2026; the underlying spreadsheet feeds the price heatmap and quarterly market report.
What net yield looks like in practice
Gross-to-net spread for managed Bali villas in 2026 is typically 30–40%, depending on operator quality, channel mix (direct booking vs OTA-heavy), and tax treatment. Self-managed properties can capture more of the gross but usually underperform managed equivalents on occupancy by 15–25 percentage points — operator quality dominates yield outcomes more than location does within the same area tier. The 35% default cost ratio in this calculator reflects a well-run third-party-managed villa; budget 40–45% for first-year operations or premium hospitality positioning.
When to trust the output
Yield bands are accurate within plus-or-minus two percentage points for median asset class in each area; outliers exist in both directions. Trust the output for first-pass underwriting and portfolio shape decisions; do not trust it for a specific listing without the asset's own occupancy and ADR record. The calculator is most useful for comparing scenarios such as same budget across different areas, or same area across different ADR assumptions, to surface which lever moves your return most. For decision support beyond yield, see the portfolio simulator and leasehold calculator.
What the output does not factor in
Currency exposure is excluded by design — yields here are quoted in USD against IDR-denominated revenue, but rupiah movement of plus-or-minus three percent annually changes the net USD figure materially over a five-year hold. Capital appreciation is also excluded; this calculator focuses on income return. Total return on a Bali villa typically blends the calculator's net yield figure with five to nine percent annual capital appreciation, depending on area. Read the price guide for the appreciation side of the picture.
Next step
Turn the numbers into a decision.
Yield is one variable. Legal structure, licensing, and area-specific risk determine whether the yield is durable. Start with the decision frameworks below, then use the shortlist service to move from underwriting to options.