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
Bali's rental market offers numerous opportunities beyond mainstream platforms like Airbnb and Booking.com, with over 530,000 foreign tourists visiting monthly and many seeking direct rental arrangements.
Property owners in Bali can tap into local Facebook groups, WhatsApp networks, Indonesian property portals, and strategic partnerships with yoga studios and coworking spaces to achieve higher occupancy rates and reduce platform fees by up to 15%.
If you want to go deeper, you can check our pack of documents related to the real estate market in Indonesia, based on reliable facts and data, not opinions or rumors.
Bali receives 530,000-600,000 foreign tourists monthly, with many seeking rentals through local channels rather than international platforms.
Direct rental strategies through WhatsApp groups, local agencies, and community partnerships can generate 15% higher net returns compared to platform-based bookings.
| Rental Strategy | Target Audience | Expected Revenue Impact | Key Benefits |
|---|---|---|---|
| Local Facebook Groups | Long-term expats, digital nomads | 10-15% cost savings on fees | Direct negotiation, community trust |
| WhatsApp/Telegram Networks | Relocating professionals | Higher conversion rates | Instant communication, exclusive listings |
| Indonesian Portals (Rumah123/OLX) | Local and expat long-term renters | Access to 85,000+ listings | Larger inventory than Airbnb |
| Partnership with Coworking Spaces | Digital nomads | High occupancy rates | Steady referral stream |
| Monthly Direct Rentals | All long-term tenants | More stable income | Lower turnover costs |
| Offline Marketing (Signage/Flyers) | Walk-in prospects | Lower acquisition costs | Direct relationships, trust building |
| Yoga Studio/Surf Camp Partnerships | Wellness-focused travelers | Premium pricing potential | Targeted niche audience |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
How many monthly tourists actually visit Bali, and how many book accommodation outside of Airbnb and Booking?
Bali welcomes approximately 530,000 to 600,000 foreign tourists each month as of September 2025, with domestic visitor numbers pushing total arrivals even higher.
The majority of tourists seeking longer-term accommodations—particularly expats, digital nomads, and families—book their stays outside of mainstream platforms like Airbnb and Booking.com.
These travelers typically secure housing through local rental agencies, direct WhatsApp and Telegram group listings, or Indonesian property portals like Rumah123 and OLX.
This shift toward direct bookings is especially pronounced among medium-term visitors who stay for several weeks to months, as they can negotiate better rates and avoid platform fees that can add up to 15% to their accommodation costs.
Which local Facebook groups, WhatsApp groups, and Telegram channels are most active for finding medium or long-term tenants?
Facebook hosts dozens of highly active Bali rental groups that generate daily posts and inquiries about medium and long-term housing options.
The most popular groups include "Bali Housing & Accommodation" and "Bali Villa Rentals—Long Term / Yearly," which attract both property owners and potential tenants looking for direct deals.
WhatsApp and Telegram networks operate through specialist relocation agencies and insider expat communities, providing access to private owner listings via exclusive channels that typically don't charge agent fees.
These private messaging groups are particularly valuable for newcomers who want to bypass inflated platform pricing and negotiate directly with property owners for better terms and rates.
It's something we develop in our Indonesia property pack.
What percentage of Bali's digital nomads prefer coliving spaces compared to private villas?
Based on available data, roughly 20-35% of digital nomads in Bali choose coliving spaces, while the majority still prefer private villas or apartments.
Coliving spaces attract solo travelers and those prioritizing community networking opportunities, often including built-in coworking access and social events.
Private villas remain the preference for digital nomads who value privacy, have higher budgets, or travel with partners and small groups.
Many nomads who choose private villas often share costs with others to make the arrangement more affordable while maintaining more space and privacy than coliving options provide.
How many local rental agencies in Bali focus on expats and what commission rates do they typically charge?
Hundreds of local property agencies throughout Bali specialize in serving expats and digital nomads seeking rental accommodations.
Most of these agencies charge commission rates between 10-15% for rental transactions, with variations based on the services provided, property type, and rental duration.
Commission fees are typically deducted from the total rental income or yearly lease amount, with higher percentages common in prime areas like Seminyak and Canggu, and for higher-value villa properties.
Some agencies offer reduced commission rates for longer-term leases or when property owners provide multiple listings through their services.
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Which areas in Bali have the strongest demand for direct rentals through word of mouth or community referrals?
Canggu, Ubud, Seminyak, Kerobokan, and Sanur stand out as the areas with the strongest demand driven through expat word of mouth and community referrals.
These neighborhoods benefit from established expat communities where rental recommendations spread through café conversations, school networks, and social gatherings.
The high concentration of international businesses, schools, and wellness centers in these areas creates natural networking opportunities that facilitate direct rental arrangements.
Property owners in these locations often experience higher direct rental activity, especially for medium-to-long-term stays, due to the strong community connections and referral systems already in place.
What role do Indonesian property portals like Rumah123 or OLX play in attracting tenants compared to international platforms?
Indonesian property portals like Rumah123 and OLX serve as major alternatives to international platforms, particularly for long-term rental searches by both Indonesians and foreigners.
Rumah123 currently lists approximately 85,000+ rental offers in Bali, significantly more than the roughly 33,000 active short-term rental listings available on Airbnb.
These local platforms dominate the expat and local long-term rental market, while international platforms like Airbnb and Booking.com remain primarily focused on short stays and tourist accommodations.
The broader inventory and lower fees on Indonesian portals make them particularly attractive for property owners targeting monthly or yearly rental arrangements rather than nightly tourist bookings.
How much more revenue can owners expect from monthly rentals negotiated directly versus nightly Airbnb stays?
While nightly Airbnb rentals generate higher revenue per night, they typically achieve only around 66% average annual occupancy due to seasonal fluctuations and booking gaps.
Monthly direct rentals offer more stable, lower-risk income streams, especially during Bali's off-peak periods when short-term bookings decline significantly.
Property owners who negotiate directly with tenants can often achieve higher net annual returns despite lower nominal rates, primarily by saving up to 15% on platform fees and commission charges.
The reduced turnover costs, cleaning expenses, and marketing efforts associated with monthly rentals also contribute to improved overall profitability compared to the higher-maintenance short-term rental model.
What offline strategies, like signage on the villa or flyers in cafés, actually convert to bookings in Bali?
Offline marketing strategies prove highly effective in Bali's expat-heavy neighborhoods, with villa signage and café flyers generating substantial booking conversions.
| Offline Strategy | Best Locations | Target Audience | Conversion Rate |
|---|---|---|---|
| Villa Signage | Canggu, Seminyak main roads | Walk-by prospects | High for visible properties |
| Café Flyers | Digital nomad hotspots | Remote workers | Moderate to high |
| Coworking Space Boards | Hubud, Dojo Bali | Long-term nomads | Very high |
| Yoga Studio Partnerships | Ubud, Canggu studios | Wellness tourists | High for monthly stays |
| School Bulletin Boards | International schools | Expat families | High for family villas |
| Surf Camp Collaborations | Uluwatu, Canggu | Adventure tourists | Moderate for group bookings |
| Community Event Sponsorship | Expat meetups, markets | Local community | Long-term relationship building |
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.
What partnerships with yoga studios, surf camps, or coworking spaces generate the highest occupancy rates?
Partnerships with yoga studios, surf camps, and coworking spaces rank among the most effective strategies for generating high occupancy rates in Bali's rental market.
These venues serve as natural hubs for newcomers actively seeking accommodation and community connections, making them ideal referral sources for property owners.
Coworking spaces like Hubud in Ubud and Dojo Bali in Canggu are particularly valuable partners, as they attract digital nomads who typically stay for extended periods and have higher budgets.
Yoga studios and wellness centers generate referrals for properties that cater to the health and wellness tourism segment, often commanding premium pricing due to the targeted nature of this niche market.
What proportion of long-term renters are families, retirees, or young professionals, and how do their rental expectations differ?
Young professionals, primarily digital nomads, constitute the largest segment of Bali's long-term rental market, but substantial populations of families and retirees also contribute significantly to demand.
Families drawn by international school options typically expect larger, quieter villas with full kitchens, pools, and family-friendly neighborhoods with good security and infrastructure.
Retirees seeking comfort and community often prioritize properties with easy access to healthcare, established expat social networks, and lower-maintenance living situations.
Young professionals may accept trade-offs in privacy and space for prime locations, reliable high-speed internet, and proximity to coworking spaces and social venues.
It's something we develop in our Indonesia property pack.
How important is it to offer WhatsApp as the main communication and booking channel, and what conversion rates come from it?
WhatsApp serves as the preferred communication and booking channel for both property owners and tenants negotiating direct rental arrangements in Bali.
The platform streamlines the entire rental process, from initial inquiries through contract negotiations and ongoing communication, resulting in significantly higher conversion rates.
WhatsApp's instant messaging capability and document sharing features make it particularly effective for medium and long-term bookings where detailed negotiations and contract exchanges are required.
Property owners who prioritize WhatsApp communication often report faster booking confirmations and stronger tenant relationships compared to those relying primarily on email or traditional phone communication methods.
What legal or visa considerations affect tenants who rent directly without platforms like Airbnb or Booking?
Foreigners renting directly must ensure that properties have proper rental licenses, as illegal sublets pose significant risks and police checks on rental properties are not uncommon in Bali.
Tenants booking outside international platforms must comply with Indonesian stay permit requirements, including KITAS or KITAP for long-term stays, or appropriate tourist visa extensions for shorter periods.
Legal due diligence becomes crucial when renting directly, including verification of lease agreements, property ownership rights, and the tenant's own visa status to avoid potential fines or eviction.
Property owners and tenants engaging in direct rental arrangements should maintain proper documentation and ensure compliance with local regulations to avoid complications that platforms typically help manage through their verification processes.
It's something we develop in our Indonesia property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Bali's rental market beyond traditional platforms offers numerous opportunities for property owners willing to explore direct marketing strategies and local community connections.
Success in this market requires understanding local preferences, legal requirements, and the diverse needs of different tenant segments, from digital nomads to families and retirees.
Sources
- Bali Management - Tourism Statistics
- Bali Statistics Office - Monthly Foreign Visitors
- Road Genius - Bali Tourism Statistics
- Bali Hotels Association - Monthly Passenger Statistics
- Move to Bali - Finding Accommodation
- 8 Degree - Bali Tourism Surge 2025
- CPT Corporate - Property Investment Strategies Indonesia
- International Investment - Bali Real Estate Risks
- Bali.com - Co-living Guide
- Bukit Vista - Villa Rental Strategies