What rental yield can you expect in Bali? (2026)

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Residential property rental yields in Bali in 2026

This table compares residential property rental yields in Bali by neighborhood and bedroom count. It covers the Bali areas and property types included in the raw dataset.

For each neighborhood, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom, 2-bedroom, and 3-bedroom residential properties.

Finally, please note you'll find much more detailed data in our real estate pack about Bali.

Which neighborhoods offer the best net yield among areas people actually want to live in Bali?

The best net-yield neighborhoods among areas people actually want to live in Bali are Canggu, Berawa, Pererenan, Uluwatu-Pecatu, Ubud, Sanur, and Ungasan.

These areas combine strong rental income with real tenant depth. They are supported by tourism, remote workers, lifestyle demand, families, expats, and longer-stay foreign renters.

Canggu is the strongest yield area in the dataset. A 3-bedroom property is estimated at IDR 7.5bn, with IDR 88m monthly rent, 14.1% gross yield, and 8.2% net yield.

Berawa and Pererenan are close behind. Berawa 3-bedroom properties are estimated at 8.1% net yield, while Pererenan 3-bedroom properties are estimated at 8.0% net yield.

Uluwatu-Pecatu and Ungasan also look strong for Bali residential property investment returns. Uluwatu-Pecatu reaches 7.8% net yield in the 3-bedroom segment, while Ungasan reaches 8.0% at a lower estimated entry price of IDR 5.2bn.

For a beginner buyer, the practical takeaway is that the best Bali rental yield areas are not always the cheapest. The stronger signal is the combination of rent depth, tenant demand, access, lifestyle appeal, and realistic net yield after operating costs.

Where can I find residential properties with above-average yields and below-average entry prices in Bali?

The clearest Bali areas with above-average yields and below-average entry prices are Ungasan, Kerobokan, Kuta-Legian, and parts of Ubud.

These areas cost less than Berawa, Canggu, Pererenan, Seminyak, and Nusa Dua, but the rent levels are still high enough to support credible net rental yield in Bali.

Ungasan is the clearest value example. A 3-bedroom property is estimated at IDR 5.2bn and IDR 57m monthly rent, giving 13.2% gross yield and 8.0% net yield.

Kerobokan also looks useful for a foreign individual buyer who wants a lower entry point. A 2-bedroom property is estimated at IDR 3.3bn, with IDR 30m monthly rent and 7.0% net yield.

Kuta-Legian has low entry prices and good spreadsheet yields. The 2-bedroom segment is estimated at IDR 2.7bn and 7.0% net yield, while the 3-bedroom segment is estimated at IDR 4.6bn and 7.4% net yield.

The warning is that cheaper areas are more property-specific. A cheap villa with poor access, old furniture, weak photos, drainage problems, or no clear renter base can underperform even when the neighborhood average looks attractive.

Where does the rent level justify the purchase price most clearly in Bali?

The rent level most clearly justifies the purchase price in Canggu, Pererenan, Berawa, Uluwatu-Pecatu, Ungasan, and Ubud.

These areas show the strongest rent-to-price relationship in the Bali residential property market, especially for 2-bedroom and 3-bedroom villas.

Canggu is the cleanest example. A 3-bedroom property is estimated at IDR 88m monthly rent on a IDR 7.5bn purchase price, equal to 14.1% gross yield and 8.2% net yield.

Pererenan is similarly strong. A 3-bedroom property is estimated at IDR 92m monthly rent on a IDR 8.0bn purchase price, giving 13.8% gross yield and 8.0% net yield.

Ungasan is important because the purchase price is lower. A 3-bedroom property is estimated at IDR 5.2bn, but monthly rent still reaches IDR 57m, which suggests the Bukit spillover rental story is meaningful.

The honest interpretation is that Bali villas are rented as lifestyle products, not only shelter. Renters pay for private pools, design, beach access, café access, privacy, fast internet, and the ability to host friends or family.

We have actually built the our real estate pack about Bali to make sure you won’t buy in the wrong area. Check it out.

Where is the best place to buy if I want stable rental income rather than maximum yield in Bali?

The best places to buy for stable rental income rather than maximum yield in Bali are Sanur, Jimbaran, Nusa Dua, Ubud, and selected Pererenan properties.

These areas do not always beat Canggu or Berawa on net yield, but they can offer more predictable long-stay demand and less dependence on nightlife-driven tourism.

Sanur is the clearest stability market. A 2-bedroom property is estimated at IDR 3.6bn and 6.6% net yield, while a 3-bedroom property is estimated at IDR 5.8bn and 7.3% net yield.

Jimbaran also looks stable for family and longer-stay demand. A 3-bedroom property is estimated at IDR 6.2bn, IDR 62m monthly rent, and 7.4% net yield.

Nusa Dua is more expensive and lower-yielding, with 3-bedroom properties estimated at 6.8% net yield. But it can suit buyers who value resort demand, families, corporate renters, and calmer residential use.

Ubud is more seasonal than Sanur, but it has a deep wellness and retreat identity. A 2-bedroom Ubud property is estimated at 7.1% net yield, which is strong enough to make stability and income work together if the property is well located.

What type of residential property should a beginner investor buy to maximize rental profitability in Bali?

A beginner investor in Bali should usually focus on a well-located 2-bedroom villa or compact 3-bedroom villa to maximize rental profitability without taking too much management risk.

The dataset shows that 2-bedroom properties often produce strong net yields while keeping the entry price below 3-bedroom villas. Canggu, Berawa, Pererenan, Ubud, Uluwatu-Pecatu, and Ungasan all show 2-bedroom net yields around 7.1% to 7.2% in the strongest areas.

A 2-bedroom villa works because it fits many tenant groups. It can serve couples, two remote workers, small families, friends sharing, and short-stay tourists.

Compact 3-bedroom villas can earn even more. Canggu reaches 8.2% net yield, Berawa reaches 8.1%, and Pererenan and Ungasan reach 8.0%.

The trade-off is operating complexity. Larger villas need stronger furnishing, pool care, garden care, guest handling, cleaning, maintenance, repairs, and revenue management.

We give you more details in the our real estate pack about Bali.

Which neighborhoods offer strong rental income with the lowest vacancy risk in Bali?

The Bali neighborhoods that combine strong rental income with lower vacancy risk are Berawa, Pererenan, Sanur, Ubud, and Seminyak.

These areas have clear tenant demand drivers, which matters more than a high rent number by itself.

Berawa earns very high rents in the dataset. A 2-bedroom property is estimated at IDR 58m monthly rent, while a 3-bedroom property is estimated at IDR 95m monthly rent.

Pererenan has Canggu-like yield but a calmer residential image. A 2-bedroom property is estimated at 7.2% net yield, and a 3-bedroom property is estimated at 8.0% net yield.

Sanur is lower-yielding than Canggu, but it can be more stable. A 3-bedroom Sanur property is estimated at IDR 55m monthly rent and 7.3% net yield, supported by calmer long-stay demand.

Seminyak remains a strong income area because it is internationally recognized and still commands high rents. The risk is that older villas may need upgrades, so the best Seminyak properties are those with modern layouts, good maintenance, and strong presentation.

Which areas look overpriced relative to their rental income in Bali?

The areas that look most overpriced relative to rental income in Bali are Nusa Dua, parts of Berawa, premium Seminyak, and the most expensive pockets of Pererenan and Uluwatu-Pecatu.

These are not bad places to own property. The issue is that purchase prices can include lifestyle value, prestige, scarcity, or foreign-buyer demand, which can compress net yield.

Nusa Dua is the clearest example in the dataset. A 3-bedroom property is estimated at IDR 8.0bn and IDR 75m monthly rent, producing 11.3% gross yield and 6.8% net yield.

That is not a weak return in absolute terms, but it is below Canggu, Berawa, Pererenan, Ubud, Uluwatu-Pecatu, and Ungasan in the strongest 3-bedroom segments.

Berawa can also become expensive. The 2-bedroom segment needs about IDR 58m monthly rent on a IDR 5.6bn purchase price to support 7.2% net yield.

The practical rule is to avoid paying trophy-location prices unless the rent, property quality, legal structure, and management setup clearly justify the premium.

Which neighborhoods should I avoid even if the rental yield looks attractive in Bali?

Beginner investors should be cautious with Kuta-Legian, weaker Kerobokan pockets, remote Ungasan plots, and poorly connected outskirts of Ubud even if the rental yield looks attractive.

The yield may be real at the neighborhood level, but the investor risk is usually micro-location, property condition, access, licensing, tenant depth, and maintenance burden.

Kuta-Legian shows strong estimated net yields, with 2-bedroom properties at 7.0% and 3-bedroom properties at 7.4%. The problem is that some stock is older and competes with budget tourism and dated accommodation.

Kerobokan can work well, especially near Umalas, Petitenget, Seminyak spillover, and Canggu access. But weaker interior locations are much less forgiving.

Ungasan looks attractive, with 3-bedroom properties estimated at 8.0% net yield. But remote sites without strong road access, beach connectivity, or daily amenities can sit empty outside stronger rental periods.

For Bali, the avoid rule should focus on weak micro-locations rather than entire districts. A bad lane, poor drainage, construction noise, difficult access, or weak legal structure can matter more than the neighborhood label.

Which neighborhoods look risky even though the rental yield is high in Bali?

The Bali neighborhoods that look risky even though the rental yield is high are Canggu, Kuta-Legian, Ungasan, and some Ubud outskirts.

The risk is not that these areas cannot work. The risk is that high yields can hide supply competition, seasonality, access problems, or uneven property quality.

Canggu has the highest 3-bedroom net yield in the dataset at 8.2%, but it is also one of Bali's most competitive rental markets. A weak Canggu villa can lose bookings quickly if design, access, pricing, or management is poor.

Kuta-Legian has attractive numbers because entry prices are lower. A 3-bedroom property is estimated at IDR 4.6bn and 7.4% net yield, but older stock and weaker premium positioning can reduce resale appeal.

Ungasan has strong value, but the rent depends heavily on micro-location. A property near beaches, schools, cafés, and Bukit roads is very different from a remote villa with poor access.

Ubud can also be uneven. A well-designed villa near wellness demand can perform well, while a remote villa with dampness, weak internet, insects, or difficult transport may rent inconsistently.

What neighborhoods should I avoid when buying a rental property in Bali?

When buying a rental property in Bali, a beginner should avoid poorly connected Kuta-Legian stock, weak Kerobokan pockets, remote Ubud outskirts, remote Ungasan villas, and overpriced tired villas in Berawa or Seminyak.

This is not a lifestyle judgment. It is a rental-risk filter based on access, property quality, tenant depth, operating cost burden, and resale liquidity.

Avoid older Kuta-Legian stock if the property depends on dated tourism demand and needs heavy renovation. The yield can look fine, but repair costs and weaker renter appeal can reduce the actual result.

Avoid Kerobokan properties that are far from Seminyak, Umalas, Petitenget, or Canggu spillover. Kerobokan works best when it captures overflow demand from stronger lifestyle areas.

Avoid remote Ubud properties unless the villa has a clear wellness, retreat, jungle, rice-field, or long-stay concept. Ubud demand is real, but it is not evenly distributed.

Avoid remote Ungasan or Bukit properties with difficult road access. The Bukit is growing, but tenants still care about beaches, roads, food options, gyms, schools, and commute time.

Avoid expensive Berawa or Seminyak villas with old layouts unless the price leaves enough room for upgrades. In Bali, bathrooms, pool condition, air-conditioning, furniture, photography, and management quality materially affect rent.

Which neighborhoods are seeing rental demand weaken, and why, in Bali?

The Bali neighborhoods where rental demand looks more vulnerable are central Canggu, older Kuta-Legian, some Seminyak stock, and poorly differentiated Ubud outskirts.

This does not mean demand has disappeared. It means that renters have more choice, and average properties now need better pricing, design, access, and management to perform well.

Central Canggu still has deep demand, but competition is intense. Canggu 3-bedroom properties show the strongest net yield in the dataset at 8.2%, yet a poorly managed or overpriced villa can still sit empty.

Older Kuta-Legian demand is more fragile because Bali renters can choose Seminyak for restaurants, Canggu for digital nomads, Uluwatu for surf, Sanur for calmer long stays, and Ubud for wellness.

Some Seminyak villas face pressure because the area is mature. Seminyak can still earn high rents, with 3-bedroom properties estimated at IDR 95m monthly rent, but older layouts and heavier maintenance can reduce net income.

Ubud outskirts can weaken when properties are too far from the town center, retreat venues, restaurants, or reliable transport. The renter may like the photos, but still reject poor roads, weak internet, dampness, or isolation.

Which neighborhoods are seeing new developments that could create stronger rental demand in Bali?

The Bali neighborhoods where new development could create stronger rental demand are Uluwatu-Pecatu, Ungasan, Pererenan, Sanur, and selected Ubud corridors.

The useful investor signal is demand-positive development, not supply-heavy development. New cafés, gyms, schools, beach access, medical access, roads, and lifestyle anchors can deepen the tenant pool.

Uluwatu-Pecatu and Ungasan are the clearest development-led demand story. Uluwatu-Pecatu 3-bedroom properties are estimated at 7.8% net yield, while Ungasan 3-bedroom properties are estimated at 8.0% net yield with a lower entry price.

Pererenan benefits from being close to Canggu while offering a calmer image. The 2-bedroom and 3-bedroom segments are estimated at 7.2% and 8.0% net yield, which shows that demand is already strong.

Sanur is different. Its development story is less about nightlife and more about long-stay living, families, medical access, port access, and calmer beachfront use.

Ubud benefits from wellness, retreats, yoga, and longer-stay demand. But new supply helps only when the property has a clear concept and practical access.

Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Bali?

The Bali neighborhoods becoming more attractive because of access and infrastructure changes are Sanur, Jimbaran, Ungasan, Uluwatu-Pecatu, and Nusa Dua.

The rental effect comes mainly from better practical access, lifestyle amenities, and daily convenience rather than formal public transport.

Sanur benefits from calmer roads, long-stay convenience, medical access, port connections, and a more predictable residential feel. That supports family tenants, older expats, and residents who do not want Canggu congestion.

Jimbaran and Nusa Dua benefit from airport access, resort employment, larger homes, schools, and practical access to the Bukit and south Bali. Jimbaran's 3-bedroom segment is estimated at 7.4% net yield, while Nusa Dua's 3-bedroom segment is estimated at 6.8%.

Ungasan and Uluwatu-Pecatu benefit from the southward movement of Bali lifestyle demand. Better restaurants, gyms, beach infrastructure, and villa clusters expand the renter base beyond surfers.

Canggu and Berawa remain desirable, but congestion is a rental friction. For a foreign buyer, the better opportunity can be one step away from the most famous hotspot, where access is improving but prices have not fully adjusted.

Which neighborhoods have become less attractive for property investors over the last 12 months in Bali?

The Bali neighborhoods that have become less attractive for yield-focused investors over the last 12 months are central Canggu, some Berawa pockets, older Seminyak villas, and weaker Kuta-Legian stock.

These areas can still work, but the balance between purchase price, rental income, competition, renovation cost, and net yield has become less forgiving.

Canggu remains liquid, and its strongest 3-bedroom segment reaches 8.2% net yield. The risk is that the area is very competitive, so average villas cannot assume easy full calendars.

Berawa is attractive but expensive. A 2-bedroom property is estimated at IDR 5.6bn and must generate IDR 58m monthly rent to support the dataset's 7.2% net yield estimate.

Older Seminyak villas face the renovation problem. The 3-bedroom segment earns a high estimated IDR 95m monthly rent, but older buildings can require more spending on bathrooms, air-conditioning, pool systems, furniture, and guest-facing upgrades.

Kuta-Legian is less attractive when the property is cheap only because the building is dated or the tenant pool is weaker. Its yields can look good, but resale and maintenance risk can be higher.

The practical conclusion is not to avoid these areas blindly. The better rule is to avoid paying full price for weak stock in areas where competition and operating standards have risen.

Which property types are becoming harder to rent in Bali, and in which neighborhoods?

The Bali property types becoming harder to rent are average-quality 1-bedroom villas in saturated tourist zones, older 3-bedroom villas in Seminyak and Kuta-Legian, remote Ubud villas, and generic apartments without strong location advantages.

Average 1-bedroom villas in Canggu and Berawa face heavy competition. They need strong design, quiet access, fast Wi-Fi, good photos, professional management, and realistic pricing.

Older 3-bedroom villas in Seminyak and Kuta-Legian can struggle when bathrooms, lighting, furniture, air-conditioning, pool condition, or layouts feel tired. Guests compare them with newer villas in Canggu, Pererenan, Uluwatu, and Ubud.

Remote Ubud villas are harder to rent when they are not attached to a wellness concept, retreat demand, rice-field view, jungle privacy, or reliable transport. A cheap purchase price does not fix weak year-round demand.

Generic apartments are less central to Bali's foreign-investor rental story than villas. They can work in Denpasar, Sanur, Kuta-Legian, or serviced developments, but the strongest yield story in the dataset is villa-led.

The safest beginner product is still a well-located 2-bedroom villa or compact 3-bedroom villa with clear tenant demand. The worst product is a cheap property with no clear renter profile.

Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Bali?

The best bedroom count for a beginner in Bali is usually the 2-bedroom property because it balances entry price, rental yield, tenant demand, and operating complexity.

The 2-bedroom segment is strong across Bali's most relevant rental areas. Canggu, Berawa, Pererenan, Ubud, Uluwatu-Pecatu, and Ungasan all show 2-bedroom net yields around 7.1% to 7.2%.

A 1-bedroom property has a lower entry price, but the yield can be less efficient in the strongest areas. In Canggu, the 1-bedroom segment is estimated at 6.0% net yield, below the 2-bedroom segment at 7.2% and the 3-bedroom segment at 8.2%.

A 3-bedroom property can produce the highest net yield. Canggu reaches 8.2%, Berawa reaches 8.1%, and Pererenan and Ungasan reach 8.0%.

The problem is that 3-bedroom villas require more capital and stronger management. Cleaning, guest operations, pool care, garden care, repairs, replacement furniture, utilities, and seasonality all become more important.

For a foreign individual buyer, the 2-bedroom villa is the clearest middle ground. It is large enough to attract serious renters, but not so large that the owner becomes dependent on high-maintenance villa operations.

Fact-checked and reviewed by our local expert

✓✓✓

Eka Virgantara 🇮🇩

Balitecture Sales Agent

With a deep understanding of Bali’s unique property landscape, Eka combines local insight with professional expertise to guide every investment. As a local, he knows the island inside out, from land ownership nuances to shifting market cycles, and specializes in connecting investors with high performing real estate that reflects Balitecture’s signature aesthetic. He ensures a smooth and transparent buying process while keeping a strategic focus on long term capital appreciation and strong rental returns, making each opportunity both inspiring and financially sound.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bali. If you’d like to learn more about us, you can check our presentation page.