Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Yes, the analysis of Bali's property market is included in our pack
This article covers everything about running an Airbnb in Bali in 2026: legal requirements, realistic earnings, and the most competitive neighborhoods.
We include current nightly rates, occupancy figures, and monthly profit estimates based on official Indonesian statistics and leading short-term rental analytics.
We update this post regularly to reflect new regulations and market shifts.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bali.
Insights
- Bali has roughly 88,000 short-term rental listings as of early 2026, with Airbnb controlling 91% of the market, making it one of Southeast Asia's most saturated vacation rental destinations.
- The average nightly rate sits around $150, but the median is closer to $115 because luxury villas with private pools push the average up.
- About 83% of Bali Airbnb listings have a private pool, meaning a pool is a baseline expectation rather than a premium feature.
- One-bedroom properties dominate at 55% of supply, yet 3-bedroom villas often deliver the highest profit-per-booking.
- Many Bali hosts set 30-day minimum stays to reduce regulatory friction and attract digital nomads.
- Top-performing hosts achieve 55% to 65% occupancy versus 45% for average hosts, a gap worth $300 to $500 extra monthly.
- Canggu, Seminyak, and Uluwatu command $140 to $260 nightly, while Amed and Munduk range from $60 to $130.
- Star-rated hotels reported 58% occupancy in November 2025, while Airbnbs typically run 10 to 15 points lower.
- Indonesia's licensing system means hosts need proper business registration through the OSS portal, not just a listing.
- Bali's government is tightening tourism regulations, with construction moratoriums discussed for Canggu and Seminyak.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
Can I legally run an Airbnb in Bali in 2026?
Is short-term renting allowed in Bali in 2026?
As of the first half of 2026, short-term renting is allowed in Bali, but only within Indonesia's formal business licensing and zoning framework.
The main legal framework is Indonesia's Government Regulation PP No. 5/2021, which establishes a risk-based licensing system for anyone providing paid accommodation.
The key requirement is registering through Indonesia's Online Single Submission (OSS) portal to obtain the appropriate business number and permits for your location.
Bali Province also has tourism standards under Perda No. 5/2020, meaning your property must comply with local quality and safety regulations.
Penalties for illegal operation can include fines, forced closure, and legal action, especially as authorities have cracked down on unlicensed tourism businesses since 2024.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Indonesia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Indonesia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Bali as of 2026?
As of the first half of 2026, there is no island-wide minimum-stay rule or nights-per-year cap for Airbnbs in Bali like you find in Amsterdam or San Francisco.
These rules don't differ by property type or residency status because Indonesia focuses on business licensing and zoning rather than rental night limits.
Instead, many Bali hosts voluntarily set 30-day minimums to reduce regulatory scrutiny and attract long-stay digital nomads.
Practical restrictions come from whether your property has correct permits for short-term tourism use in its zone.
Do I have to live there, or can I Airbnb a secondary home in Bali right now?
You generally do not have to live in the property to rent it short-term in Bali, and secondary homes are commonly operated as vacation rentals.
Owners of secondary homes can legally operate short-term rentals provided they have correct business registration and their property's zone permits tourism accommodation.
The main requirement is proper OSS registration and local zoning compliance, not owner-occupancy.
There's no meaningful difference in rules between primary and secondary residences because Indonesian regulations focus on proper licensing rather than where the owner lives.
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Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Bali right now?
Yes, you can operate multiple Airbnb listings in Bali, and data shows some property managers run hundreds or even over a thousand listings.
There's no explicit maximum number of properties you can list, as long as each meets licensing and zoning requirements.
Hosts with multiple listings should expect thorough documentation requirements including business registration, tax compliance, staff records, and safety certifications.
Do I need a short-term rental license or a business registration to host in Bali as of 2026?
As of the first half of 2026, you need business registration through Indonesia's OSS system, plus any additional tourism permits required for your property's location and type.
The process involves registering through OSS to obtain a NIB (business identification number), then applying for sector-specific permits based on your accommodation classification.
Required documents typically include property ownership or lease documentation, identity verification, and sometimes proof of safety and tourism quality standards.
The OSS registration itself is free, while additional permits may involve fees from minimal to several hundred dollars.
Are there neighborhood bans or restricted zones for Airbnb in Bali as of 2026?
As of the first half of 2026, Bali has no explicit "Airbnb bans," but certain high-demand areas face strict zoning enforcement that can limit short-term rental operations.
Areas with most regulatory attention include Canggu (Berawa, Batu Bolong, Pererenan), Seminyak-Petitenget, Uluwatu corridor (Bingin, Padang Padang, Pecatu), and Central Ubud.
These zones face scrutiny because they combine tourism pressure, traffic congestion, and community concerns about overdevelopment.
We made this infographic to show you how property prices in Indonesia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Bali in 2026?
What's the average and median nightly price on Airbnb in Bali in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Bali is approximately $150 USD (2,400,000 IDR or 140 EUR), while the median is closer to $115 USD (1,840,000 IDR or 105 EUR) because luxury villas push the average higher.
The typical price range covering 80% of listings falls between $60 and $250 USD (960,000 to 4,000,000 IDR, or 55 to 230 EUR).
The biggest factor affecting pricing is location: walkability to beaches, cafes, and attractions in Seminyak or Ubud can double or triple rates compared to less touristy areas.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Bali.
How much do nightly prices vary by neighborhood in Bali in 2026?
As of the first half of 2026, nightly prices vary from $60 USD (960,000 IDR, 55 EUR) in Amed and Lovina to $260+ USD (4,160,000 IDR, 240 EUR) in Seminyak's Petitenget or Uluwatu's clifftop villas.
The three highest-priced neighborhoods are Seminyak-Petitenget at $180 to $260 USD, Uluwatu-Bingin at $160 to $240 USD, and Canggu's Berawa-Batu Bolong at $140 to $220 USD.
The lowest-priced are Amed at $60 to $100 USD, Lovina at $65 to $110 USD, and Munduk at $70 to $120 USD, though these still attract steady bookings from travelers seeking diving, mountains, or quiet experiences.
What's the typical occupancy rate in Bali in 2026?
As of the first half of 2026, typical Airbnb occupancy in Bali is around 45% on average, though the median is closer to 38% to 40% because many listings are overpriced or poorly managed.
The realistic range covering most listings falls between 30% and 55%.
Star-rated hotels reported 58% occupancy in November 2025, but STRs naturally run lower due to wider quality variation.
The biggest factor for above-average occupancy is professional operations: fast responses, great photos, dynamic pricing, instant booking, and excellent reviews.
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What's the average monthly revenue per listing in Bali in 2026?
As of the first half of 2026, average monthly revenue per Airbnb listing in Bali is approximately $1,100 USD (17,600,000 IDR or 1,000 EUR), based on annual averages of $13,100 USD.
The realistic range covering 80% of listings falls between $500 and $2,500 USD (8,000,000 to 40,000,000 IDR, or 460 to 2,300 EUR).
Top performers achieve $3,500 to $6,000+ USD monthly, especially luxury villas in prime locations. A 3-bedroom Canggu villa charging $250/night at 55% occupancy generates roughly $4,100 monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Bali.
What's the typical low-season vs high-season monthly revenue in Bali in 2026?
As of the first half of 2026, high season revenue ranges from $1,500 to $3,500 USD (24,000,000 to 56,000,000 IDR, or 1,380 to 3,200 EUR), while low season drops to $700 to $1,800 USD (11,200,000 to 28,800,000 IDR, or 640 to 1,650 EUR).
High season runs June through September and mid-December through early January; low season covers February through May and October through mid-December, though Bali's digital nomad appeal creates more year-round demand than typical beach destinations.
What's a realistic Airbnb monthly expense range in Bali in 2026?
As of the first half of 2026, monthly expenses range from $330 to $660 USD (5,280,000 to 10,560,000 IDR, or 300 to 600 EUR) for DIY-managed properties, and $440 to $990 USD (7,040,000 to 15,840,000 IDR, or 400 to 910 EUR) for professionally managed ones.
The largest expense is staffing and maintenance, as guests expect villa-style service with cleaning staff, pool, and garden upkeep, running $150 to $400 USD monthly.
Expect 30% to 40% of gross revenue for self-managing, or 40% to 60% with professional management, higher than Western markets due to Bali's service expectations and near-universal pools.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bali.
What's realistic monthly net profit and profit per available night for Airbnb in Bali in 2026?
As of the first half of 2026, realistic monthly net profit ranges from $440 to $770 USD (7,040,000 to 12,320,000 IDR, or 400 to 700 EUR), with profit per available night averaging $26 to $40 USD.
The range covering most listings falls between $300 and $1,200 USD monthly.
Most hosts achieve net profit margins of 40% to 60% of gross revenue, healthy but requiring careful expense management.
Break-even occupancy is roughly 25% to 30%, explaining why even modest performers can remain profitable.
In our property pack covering the real estate market in Bali, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Indonesia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Bali as of 2026?
How many active Airbnb listings are in Bali as of 2026?
As of the first half of 2026, there are approximately 88,000 short-term rental listings in Bali, with Airbnb representing 91% of the channel mix, meaning roughly 80,000+ are on Airbnb.
This number has grown significantly as Bali's tourism recovered post-pandemic, with consistent supply growth from both local and international investors.
Which neighborhoods are most saturated in Bali as of 2026?
As of the first half of 2026, the most saturated neighborhoods are Canggu (Berawa, Batu Bolong, Pererenan), Seminyak-Petitenget, Uluwatu corridor (Bingin, Padang Padang), and Central Ubud (Penestanan, Sayan).
These saturated because walkable access to surf, cafes, yoga, and views combined with easy development, creating a cycle where success attracts more supply until margins compress.
Undersaturated areas with better opportunities include Amed (diving), Munduk (mountains), Tabanan (rice terraces), and Sanur (family beach).
What local events spike demand in Bali in 2026?
As of the first half of 2026, main demand-spiking events include Nyepi (March 19, 2026), Ubud Writers Festival in fall, Bali Arts Festival (June-July), and surf competitions on the Bukit Peninsula.
During peak events, bookings increase 30% to 60% and rates jump 25% to 50%, with Nyepi creating unique patterns as the island shuts down for 24 hours.
Hosts should adjust pricing 2 to 3 months before major events.
What occupancy differences exist between top and average hosts in Bali in 2026?
As of the first half of 2026, top-performing hosts achieve 55% to 65% occupancy, 10 to 20 points higher than the 45% market average.
This gap translates to $300 to $500 USD extra monthly, driven by better reviews, faster responses, professional photography, and optimized pricing.
New hosts typically need 6 to 12 months to reach top-performer levels with proper investment in photos, pricing, and communication.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Bali.
What amenities do nearly all competitors offer in Bali right now?
As of the first half of 2026, nearly all Bali listings offer Wi-Fi (99%), air conditioning (96%), parking (89%), and a private pool (83%), making these baseline expectations.
The 83% pool penetration means a pool is a category requirement in prime areas, not a luxury add-on.
To stand out, hosts must differentiate on location, design, photography, reviews, or specialized positioning for digital nomads or families.
Which price points are most crowded, and where's the "white space" for new hosts in Bali right now?
The most crowded range is $100 to $180 USD (1,600,000 to 2,880,000 IDR, or 90 to 165 EUR), especially 1-2 bedroom homes in Canggu, Seminyak, and Ubud, where 1BR alone is 55% of supply.
White space exists at the premium end ($300+ USD) and in monthly stays ($2,000 to $4,000 USD for 30+ nights to digital nomads).
New hosts should consider monthly-stay properties with workspaces and quiet locations, or 3+ bedroom family villas in Sanur or Nusa Dua where supply is thinner.
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What property works best for Airbnb demand in Bali right now?
What bedroom count gets the most bookings in Bali as of 2026?
As of the first half of 2026, 1 to 2 bedroom properties get the most bookings, matching dominant traveler types: couples, solo travelers, and small friend groups.
Distribution shows 1-bedroom at 55% of supply, 2-bedroom at 20%, and 3+ bedroom with lower frequency but higher revenue per booking.
Smaller properties perform best because Bali attracts couples, solo digital nomads, and friend groups who prefer intimacy and affordability over large villas.
What property type performs best in Bali in 2026?
As of the first half of 2026, villas are the best-performing type because "private pool plus tropical indoor-outdoor living" is the iconic Bali product guests seek.
Prime villas achieve 50% to 60% occupancy, well-designed houses and apartments reach 40% to 50%, and basic or poorly located properties struggle below 35%.
Villas outperform because Bali's tourism brand is built around the private villa experience, and with 83% of listings having pools, guests expect this as standard.
What location traits boost bookings in Bali right now?
As of the first half of 2026, top booking-boosting traits are walkability to attractions (surf in Canggu, restaurants in Seminyak, yoga in Ubud), traffic-proof access, and "wow factors" like clifftop views or rice terrace panoramas.
Traffic is uniquely important: a property looking close on a map can take 45 minutes at peak hours, and guests penalize this in reviews.
Best-performing locations combine walkable access with protection from noise and congestion, which is why quiet lanes just off main strips often outperform busy road properties.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bali, we always rely on the strongest methodology we can... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| BPS Bali (Statistics Indonesia) | Official Indonesian government statistics agency for Bali tourism arrivals and hotel occupancy. | We used November 2025 data to anchor tourism demand and cross-check STR occupancy estimates. |
| AirDNA Bali MarketMinder | Leading global STR dataset with transparent ADR, occupancy, and listing metrics. | We used it as the quantitative backbone for earnings, competition, amenities, and bedroom distribution. |
| OSS (Indonesia Online Single Submission) | Official Indonesian government business licensing portal. | We used it to explain how STR operators formalize their business legally. |
| PP No. 5/2021 (BPK RI) | Primary legal source for Indonesia's national risk-based licensing framework. | We used it to explain the licensing model underpinning accommodation permits. |
| JDIH Provinsi Bali | Official Bali provincial legal documentation portal. | We used it to validate province-level regulations affecting tourism standards. |
| Perda Bali No. 5/2020 (BPK RI) | Official Bali provincial regulation on tourism standards. | We used it as legal anchor for Bali's accommodation enforcement approach. |
| Perda Bali No. 2/2025 | Official government PDF on foreign tourist levy rules. | We used it to explain why enforcement tightened since 2024. |
| UU No. 1/2022 (BPK RI) | National law shaping local government tax authority. | We used it to explain lodging-style local taxes and operating costs. |
| Airbnb Help Center Indonesia | Official Airbnb guidance for Indonesian hosts. | We used it to translate compliance into actionable host steps. |
| Reuters | Top-tier global newsroom with strong sourcing standards. | We used their moratorium reporting for supply pressure context and risk factors. |
| Colliers Bali Hotel Reports | Major global real estate research firm. | We used quarterly reports to triangulate pricing/occupancy and validate seasonality. |
| Bank Indonesia RPPI | Central bank's formal residential property price survey. | We used it for macro property price direction context. |
| BPS Residential Property Price Index | Official national statistics on property prices. | We used it to triangulate price trends beyond private-sector anecdotes. |
| Ubud Writers & Readers Festival | Primary organizer source for major Ubud demand-spike event. | We used it to name concrete booking-boosting events. |
| Badung Regency Tourism Portal | Local government tourism portal for Bali's key regency. | We used it to justify why certain corridors command premium pricing. |
| Bali Travel Hub | Widely referenced tourism calendar for Bali events. | We used it to confirm 2026 Nyepi date and operational impacts. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Indonesia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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