What rental yields can you get with your villa rental in Bali? (2026)

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Villa rental yields in Bali in 2026

This table compares villa rental yields in Bali by neighborhood and villa type.

For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for 2-bedroom villas, 3-bedroom villas, and 4-bedroom villas.

The wider analysis also considers annual ownership and operating costs where available, occupancy, time to rent, main demand, main risk, and investment profile. 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 Uluwatu/Pecatu, Canggu, Ungasan, Pererenan, and Ubud.

These areas combine estimated net yields around 6.7% to 7.8% with real tenant or guest demand, which makes the yield more credible than a cheap price alone.

Ungasan has the strongest 2-bedroom net yield in the dataset at 7.8%. A typical 2-bedroom villa is estimated at Rp 3.1bn and Rp 30m monthly rent, which creates a strong entry-yield relationship.

Uluwatu/Pecatu is the strongest premium-yield profile. Its 2-bedroom and 3-bedroom villas are both estimated at 7.3% net yield, while 4-bedroom villas are estimated at 7.0% net yield.

Canggu also remains powerful for rental income. A 2-bedroom villa is estimated at Rp 5.2bn and Rp 50m monthly rent, giving 11.5% gross yield and 7.4% net yield.

The practical takeaway is that high-yield Bali villa areas are not all the same. Canggu has deeper demand and more competition, Uluwatu/Pecatu has stronger luxury tourism but more property-level variation, and Ungasan has better entry prices but weaker renter depth in remote pockets.

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

The clearest Bali value-yield areas are Ungasan, Kedungu, Kerobokan, Ubud, and Seseh.

These areas generally sit below the premium entry prices of Berawa, Canggu, Seminyak, and Nusa Dua while still producing estimated net yields above about 6.4%.

Ungasan is the strongest example. A 2-bedroom villa is estimated around Rp 3.1bn, with rent around Rp 30m per month, giving about 11.6% gross yield and 7.8% net yield.

Kedungu also has a low entry point. A 2-bedroom villa is estimated at Rp 2.5bn and Rp 22m monthly rent, producing 10.6% gross yield and 7.1% net yield.

Kerobokan is practical rather than glamorous. A 2-bedroom villa is estimated at Rp 2.7bn and Rp 23m monthly rent, which creates a 6.9% net yield, but street quality and tenant profile vary sharply.

The trade-off is liquidity. Cheaper Bali villa areas can produce strong rental yield, but a beginner buyer should still check road access, parking, build quality, legal structure, property management, and resale depth before buying.

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

The rent-to-price relationship looks most rational in Uluwatu/Pecatu, Ungasan, Canggu, Pererenan, and Ubud.

These areas show estimated gross yields around 10.4% to 11.6%, before villa operating costs such as pool care, garden care, repairs, utilities, housekeeping, management, and vacancy.

Uluwatu/Pecatu is especially strong because rents are high for villas with pools, views, beach access, and luxury design. A 3-bedroom villa is estimated around Rp 6.3bn and Rp 60m monthly rent, giving roughly 11.4% gross yield and 7.3% net yield.

Canggu also justifies high prices when the villa is walkable to cafes, gyms, beaches, and coworking areas. A 4-bedroom villa is estimated at Rp 10.0bn and Rp 95m monthly rent, which is the highest monthly rent in the dataset.

Ubud is a different kind of rational rent-to-price market. The estimated 3-bedroom villa price is Rp 4.6bn, the monthly rent is Rp 40m, and the net yield is 6.7%, supported more by wellness and remote-worker demand than beach tourism.

The honest interpretation is that a strong gross yield can still disappoint if the villa is hard to manage. For a foreign individual buyer, the rent level justifies the purchase price only when the property also has clear access, good maintenance, realistic occupancy, and a professional management solution.

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 best for stable rental income rather than maximum yield in Bali?

For stable income, the best Bali villa areas are Sanur, Umalas, Berawa, Jimbaran, and Nusa Dua.

These areas are not always the highest-yielding areas, but tenant demand is more durable and less dependent on one short-stay tourism trend.

Sanur is a good stability example. A 2-bedroom villa is estimated at Rp 3.8bn and Rp 28m monthly rent, giving 8.8% gross yield and 5.9% net yield.

Jimbaran also has a lower-risk family profile. A 3-bedroom villa is estimated at Rp 4.8bn and Rp 38m monthly rent, producing about 9.5% gross yield and 6.1% net yield.

Berawa and Umalas work well for expat families because they sit near schools, cafes, services, and the Canggu-Berawa lifestyle corridor. Berawa is expensive, but a 3-bedroom villa still shows 6.3% net yield.

Nusa Dua has weaker estimated yields, around 5.2% to 5.4% net, but it has resort infrastructure, security, and prestige demand. That can matter more than maximum yield for a cautious first-time buyer.

Which villa type gives the best return for the lowest total investment in Bali?

The best return for the lowest total investment in Bali is usually the 2-bedroom villa.

It has the lowest entry price, broad tenant demand, and lower maintenance exposure than larger villa formats.

Across the table, 2-bedroom villas often produce net yields near or above 6.5% in Ungasan, Uluwatu/Pecatu, Canggu, Kedungu, Kerobokan, Seseh, Ubud, Bingin, and Jimbaran.

The entry-price difference is meaningful. In Kedungu, a 2-bedroom villa is estimated at Rp 2.5bn, while a 4-bedroom villa is estimated at Rp 5.2bn.

Three-bedroom villas are the best balanced product. They cost more than 2-bedroom villas, but they are easier to rent to families and groups, and they often resell better than unusual 1-bedroom or oversized luxury villas.

Four-bedroom villas earn the highest monthly rent, but they are not always the best return. Pools, gardens, staff, repairs, air-conditioning, furnishing replacement, and narrower tenant pools reduce net yield.

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 best mix of strong rent and lower vacancy risk is in Berawa, Canggu, Pererenan, Umalas, Sanur, and Uluwatu/Pecatu.

These areas have deep renter recognition and stronger search demand, which matters because villa vacancy can quickly reduce real net rental yield in Bali.

Berawa has one of the strongest family-renter profiles. A 4-bedroom villa is estimated at Rp 10.5bn and Rp 88m monthly rent, with about 6.1% net yield after operating cost assumptions.

Canggu has the highest rent depth in the table. A 3-bedroom villa rents for about Rp 68m per month, while a 4-bedroom villa rents for about Rp 95m per month.

Sanur has lower rent than Canggu, but it is steadier. It attracts longer-stay tenants who prefer calmer streets, beach access, medical access, and daily convenience.

Uluwatu/Pecatu has high rent, but vacancy risk depends strongly on the exact villa. A well-designed pool villa near beaches can perform very well, while a remote villa with weak access can sit empty longer.

Which areas look overpriced relative to rental income in Bali?

Seminyak, Nusa Dua, and parts of Berawa look most expensive relative to long-term villa rent.

These are good lifestyle locations, but they are not always the best villa rental yield investments for a beginner buyer focused on income.

Seminyak's estimated net yields sit around 5.3% to 5.6%, below Canggu, Uluwatu/Pecatu, Ungasan, Kedungu, and Seseh. The price premium comes from brand recognition, beach access, restaurants, nightlife, and central land scarcity.

Nusa Dua has the weakest yield profile in the table. Its 2-bedroom villas are estimated at 5.2% net yield, 3-bedroom villas at 5.4%, and 4-bedroom villas at 5.2%.

Berawa is not weak, but it is expensive. A 4-bedroom villa is estimated at Rp 10.5bn, which means the investor needs consistently strong rent to offset purchase price, pool care, staff needs, repairs, and competition.

The trade-off is simple. These are not bad neighborhoods, but they are weaker choices when the main goal is maximum rental income rather than lifestyle use, prestige, or capital preservation.

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

Beginners should be careful with Kedungu, outer Seseh, cheaper Kerobokan pockets, and remote Ungasan even when yields look high.

The yield can be high because purchase prices are low, not because the rental market is deep or liquid enough for every property.

Kedungu can show estimated net yields around 7.0% to 7.1%, but it is still less liquid than Canggu, Berawa, or Pererenan. A buyer may need a longer resale window.

Kerobokan can work well, but street-by-street quality matters. Some villas rent because they are affordable, while others suffer from access, noise, drainage, weaker design, or lower tenant budgets.

Remote Ungasan can look excellent on paper. The risk is that tenants may choose Uluwatu/Pecatu, Jimbaran, or central Bukit locations if roads, views, amenities, and property management are weak.

The practical rule is to avoid weak versions of attractive-yield neighborhoods. In Bali, the right street, access road, parking, pool condition, building quality, and management setup can matter as much as the neighborhood label.

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

The high-yield but higher-risk Bali areas are Ungasan, Kedungu, Seseh, and parts of Canggu.

The risk-adjusted return depends heavily on the exact villa, not only the estimated neighborhood average.

Ungasan's estimated yields are among the strongest in the table, with 7.8% net yield for 2-bedroom villas and 7.3% for both 3-bedroom and 4-bedroom villas. The risk is that renter demand is uneven across the area.

Canggu is high-yield but competitive. A 2-bedroom villa shows 7.4% net yield, but generic villas face pressure from newer stock, more professional operators, and rising guest expectations.

Seseh and Kedungu are attractive only if bought at the right price. Seseh 2-bedroom villas show 6.9% net yield, but the area is not yet as liquid as Berawa, Canggu, or Pererenan.

The real signal is controllability. A high-yield villa is safer when the main risk can be managed through pricing, access, renovation, professional management, or a clearly defined tenant niche.

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

A beginner should avoid remote Kedungu, weak-access Seseh, low-quality Kerobokan, and badly located Ungasan unless the price discount is large.

These are avoid-by-property-selection warnings, not full neighborhood bans.

Remote Kedungu is mainly a resale-liquidity risk. It can work as a long-term land-growth bet, but beginners may struggle if rental demand is slower than expected.

Weak-access Seseh is a tenant-demand risk. Renters may like the idea of quieter Bali living, but many still want easy access to Canggu, Pererenan, beaches, restaurants, gyms, and daily services.

Low-quality Kerobokan is a maintenance and tenant-quality risk. Cheap villas can look high-yield until repairs, vacancy, humidity damage, air-conditioning replacement, and lower tenant budgets reduce net income.

Badly located Ungasan can also disappoint. The area average looks strong, but a villa without good road access, parking, privacy, or proximity to Bukit demand drivers can underperform the table estimate.

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

Rental demand appears most pressured in over-supplied parts of Canggu, older Seminyak villas, and weaker Kerobokan pockets.

The issue is not lack of demand. The issue is too much similar supply, aging villa stock, or weaker access and property quality.

Canggu still has deep demand, but new villas and apartments have increased competition. A generic villa now competes with newer, better-designed stock that may include stronger interiors, better pools, better lighting, and more reliable management.

Older Seminyak villas face a different problem. The area remains desirable, but some tenants prefer newer villas in Canggu, Berawa, Pererenan, or Uluwatu unless Seminyak villas are renovated.

Kerobokan weakens when the property is neither cheap enough nor convenient enough. It must compete on practical access, price, layout, and villa quality.

For a foreign buyer, the practical recommendation is to treat weakening demand as a property-quality filter. A renovated villa in a good pocket can still work, but an old villa with poor access should be priced very conservatively.

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

Uluwatu/Pecatu, Canggu, Pererenan, Seseh, Kedungu, and Sanur are the main development-linked areas to watch.

New development can improve tenant demand, but it can also increase competition if too many similar villas launch at the same time.

Uluwatu/Pecatu benefits from luxury tourism, beach clubs, surf demand, and more lifestyle infrastructure. This supports premium villa rents, especially for 3-bedroom and 4-bedroom villas.

Canggu and Pererenan benefit from commercial depth, gyms, cafes, coworking, and digital-nomad demand. But new supply can compress occupancy if too many similar villas launch.

Sanur is different. Its appeal is steadier and more residential, helped by beach access, medical access, and calmer family or retiree demand.

The practical takeaway is to favor demand-creating development over supply-heavy stories. A new road, medical hub, school, beach club, or lifestyle node can help, while more generic villas nearby can hurt occupancy.

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

Sanur, Uluwatu/Pecatu, Ungasan, Jimbaran, and Kedungu benefit most from transport or access improvements.

In Bali, road access often changes villa demand more than distance on a map.

Sanur benefits when renters want easier movement, less congestion, and more predictable daily life. This supports stable long-stay villa demand rather than only peak-season tourism demand.

Uluwatu/Pecatu and Ungasan benefit when road upgrades reduce the friction of living on the Bukit. The table already shows strong estimated net yields of 7.3% for Uluwatu/Pecatu 3-bedroom villas and 7.3% for Ungasan 3-bedroom villas.

Jimbaran can benefit from its family-friendly position between the airport, Bukit, and southern resort areas. A 2-bedroom Jimbaran villa is estimated at 6.6% net yield, which is solid for a lower-risk family area.

The trade-off is pricing. Once access improves, purchase prices may move before rents fully catch up, so buyers should avoid paying future-infrastructure prices for income that has not yet arrived.

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

Canggu, Seminyak, and some Berawa pockets have become less attractive for yield-focused buyers, even though they remain desirable places.

The investment case has weakened because prices, competition, and maintenance expectations are high.

Canggu still has strong rents, but supply growth makes property selection harder. A generic 2-bedroom villa may show strong estimated numbers, yet still struggle if newer villas nearby offer better design and management.

Seminyak has brand value, but older villas need renovation to compete with newer Canggu, Pererenan, and Uluwatu products. That raises capex and lowers real net yield.

Berawa remains liquid, but entry prices are high. A 3-bedroom villa is estimated at Rp 7.6bn, and a 4-bedroom villa is estimated at Rp 10.5bn, so buyers need strong rental execution to justify the ticket size.

The practical conclusion is not to avoid these neighborhoods blindly. The safer move is to avoid overpaying for average villas in areas where renters can choose from many newer alternatives.

Which villa types are becoming harder to rent in Bali, and where?

The villa type becoming hardest to rent in Bali is the generic 4-bedroom villa, especially in expensive or over-supplied areas.

It needs a narrower tenant pool and costs more to maintain, even though the monthly rent can look impressive.

In Canggu and Berawa, 4-bedroom villas still rent well when they are walkable, stylish, family-ready, and professionally managed. But weaker villas face competition from newer stock and short-stay alternatives.

In Seminyak, older 4-bedroom villas can struggle if they need renovation. Tenants paying high monthly rent expect strong bathrooms, reliable air-conditioning, pool condition, privacy, and modern interiors.

Four-bedroom villas also carry heavier running costs. Pool maintenance, garden care, housekeeping, security, repairs, repainting, furnishings, electricity, and management fees can turn a strong gross yield into a less impressive net yield.

For beginners, the safer choice is usually a 2-bedroom villa for low entry cost or a 3-bedroom villa for family liquidity. Four-bedroom villas should be bought only with a clear renter profile and a conservative maintenance budget.

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.