Search for Bali villa returns and you will find numbers between 8% and 20%, usually with no working shown. Most of them are gross, and most assume occupancy nobody achieves.
Here is what the data actually looks like when you start from real income.
One villa, twelve months of real numbers
Yaran obtained twelve months of actual net income — after all fees and costs — from a comparable two-bedroom villa in Sanur. It sits in an inferior location to Sanur Breeze Villas, with no beach access. The villa is not named here: its owner's manager shared the figures privately.
| Month | Net income |
|---|---|
| September | Rp 20,001,541 |
| October | Rp 26,714,360 |
| November | Rp 25,426,019 |
| December | Rp 26,819,227 |
| January | Rp 30,985,276 |
| February* | Rp 16,480,149 |
| March | Rp 28,324,203 |
| April | Rp 32,695,251 |
| May | Rp 21,240,389 |
| June* | Rp 22,943,252 |
| July* | Rp 26,439,143 |
*Villa occupied by the owner for part of this period.
Across the full twelve months the villa produced Rp 312,086,415, an average of Rp 26,007,201 a month. Eleven of those months are itemised above; August is not broken out in the figures we were given.
The benchmark set
Yaran then assessed ten comparable two-bedroom, two-bathroom villas in Sanur on building quality, proximity to the beach and nightly rate. The set averaged a 3/5 quality rating, 660 metres from the beach, and Rp 3,124,089 per night — about A$250.
Rates ranged widely, and the spread is instructive. One villa in the set sits 190 metres from the beach and charges A$360 a night. Another, 650 metres out, gets A$82. Location sets the ceiling; quality decides where in the range you land. The properties in the benchmark set are not named here — they are other people's homes, and the point is the pattern, not the address.
What that produces
| Based on the comparable villa (actual) | Based on the market average | |
|---|---|---|
| Average rent per night | A$124 | A$250 |
| Net annual rent | Rp 272,000,000 | Rp 448,922,844 |
| Net annual rent in AUD | A$21,760 | A$35,914 |
| Net return on Rp 2,900,000,000 | 9.4% | 15.5% |
The market-average scenario assumes approximately 70% occupancy with standard operating costs applied. Both are calculated on the full Rp 2,900,000,000 investment including furniture and fees — not on the build cost alone, which is how yields get inflated.
These are net of operating costs. They are not net of whatever tax you personally pay, in Indonesia or in Australia, which depends on your residency and how you hold the property. Ask an accountant who handles both countries before you treat either figure as income.
Reading these honestly
The lower figure is what one real villa in a worse location actually produced over twelve months, including months the owner was living in it. The higher figure is what the comparable set suggests is achievable at 70% occupancy. Sanur Breeze Villas V is 300 metres from the beach against a 660 metres average, which is the main reason to expect the upper half of that range rather than the lower.
They are still estimates. Occupancy, nightly rates, operating costs and the exchange rate all move, and none of them are guaranteed. This is general information, not financial advice — talk to your own adviser about how a Bali purchase fits your circumstances.
See the full figures on the Sanur Breeze Villas V project page.