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
Operating a rental villa in Bali requires careful budgeting for multiple expense categories that many first-time investors underestimate.
A typical 2-4 bedroom rental villa in Bali costs between $1,500-$3,500 monthly to operate, totaling $18,000-$42,000 annually when accounting for staff payroll, utilities, maintenance, management fees, taxes, insurance, and capital reserves.
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.
Villa operating costs in Bali range from $1,500-$3,500 monthly, with staff payroll being the largest expense at $600-$1,400 per month.
Property management fees typically consume 15-20% of gross rental income, while utilities for air-conditioned villas with pools average $200-$300 monthly.
| Expense Category | Monthly Cost (USD) | Annual Cost (USD) |
|---|---|---|
| Staff Payroll | $600-$1,400 | $7,200-$16,800 |
| Utilities (Pool & AC) | $200-$300 | $2,400-$3,600 |
| Pool/Garden Care | $60-$160 | $720-$1,920 |
| Maintenance/Repairs | $50-$200 | $600-$2,400 |
| Management Fees | $300-$800+ | $3,600-$9,600+ |
| Insurance & Taxes | $60-$110 | $700-$1,300 |
| Capital Reserves | $80-$170 | $1,000-$2,000 |
| Total Range | $1,500-$3,500 | $18,000-$42,000 |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What's the typical monthly staff payroll for a villa in Bali, including housekeepers, gardeners, security, and a villa manager?
Staff payroll represents the largest operating expense for Bali rental villas, typically ranging from $600-$1,400 monthly for a 2-4 bedroom property.
Housekeepers earn $120-$300 each per month, with most villas requiring 1-2 staff members depending on size and occupancy rates. Full-time housekeepers who handle cleaning, laundry, and basic guest services command higher salaries.
Gardeners cost $50-$120 monthly and maintain outdoor spaces, pools surroundings, and landscaping. Security staff earn $120-$200 per month, with many villas employing 1-2 guards for 24-hour coverage, especially in tourist areas like Canggu and Seminyak.
Villa managers, who coordinate bookings, guest services, and staff supervision, earn $300-$600 monthly. This role is essential for properties targeting international guests requiring English communication and professional service standards.
As of September 2025, these wages reflect competitive rates needed to attract reliable staff in Bali's booming tourism market.
How much do utilities like electricity, water, internet, and gas usually cost per month in Bali for a villa with a pool and air conditioning?
Utilities for air-conditioned villas with pools average $200-$300 monthly, with electricity representing the largest component at $60-$250 depending on usage patterns.
Electricity costs spike during high season when guests run air conditioning continuously and use pool equipment regularly. Villas with energy-efficient systems and solar panels can reduce these costs significantly.
Water bills range from $5-$30 monthly, even with pools and gardens, as municipal water remains affordable in most Bali areas. Internet connectivity costs $20-$65 monthly for high-speed fiber connections essential for international guests and remote work capabilities.
Gas for cooking and hot water systems costs $2-$10 monthly, representing a minimal expense compared to other utilities.
It's something we develop in our Indonesia property pack.
What are the average monthly costs for pool cleaning and garden maintenance services?
Pool cleaning and garden maintenance combined cost $60-$160 monthly, though many villa owners bundle these services with their general staff payroll.
Professional pool cleaning services charge $30-$70 monthly for chemical balancing, skimming, and equipment maintenance. Weekly cleaning schedules are standard for rental properties to maintain guest satisfaction.
Garden maintenance costs $30-$90 monthly depending on property size and landscaping complexity. This includes grass cutting, plant trimming, fertilization, and pest control for tropical gardens that grow rapidly in Bali's climate.
Some villa owners employ full-time gardeners who also handle pool maintenance, creating cost efficiencies while ensuring daily attention to both areas.
Regular maintenance prevents larger problems and maintains the property's aesthetic appeal crucial for rental bookings and guest reviews.
How much should I budget annually for villa maintenance, small repairs, and unexpected breakdowns?
Villa maintenance and repairs require $600-$2,400 annually, or $50-$200 monthly, with tropical climate conditions accelerating wear on buildings and equipment.
Small repairs include plumbing fixes, electrical issues, air conditioning servicing, and appliance maintenance that occur regularly in rental properties with constant guest turnover.
Unexpected breakdowns often involve pool pumps, generators, water heaters, and appliances that face heavy usage from guests unfamiliar with proper operation procedures.
Setting aside additional reserves beyond this range is wise, as major equipment failures or weather damage can exceed normal budgets quickly.
Preventive maintenance contracts with local service providers help minimize emergency repair costs and ensure faster response times during peak rental seasons.
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What are the typical property management fees in Bali, and how are they calculated?
Property management fees in Bali range from 10-20% of gross rental income, with full-service management typically charging 15-20% for comprehensive services.
| Management Level | Fee Percentage | Services Included |
|---|---|---|
| Basic Management | 10-12% | Booking coordination, key handover |
| Standard Management | 12-15% | Guest services, cleaning coordination, maintenance |
| Full Management | 15-20% | Marketing, guest services, staff management, maintenance |
| Premium Management | 18-25% | Luxury concierge services, 24/7 support |
| Digital Marketing Only | 8-12% | Listing management, photos, online presence |
How much does villa insurance usually cost in Bali, and what does it cover?
Villa insurance in Bali costs approximately 0.2% of the insured property value annually, averaging $300 per year for a $150,000 villa.
Standard coverage includes fire damage, theft, storms, earthquakes, and liability protection for guest injuries. Some policies also cover rental income loss during repair periods after covered events.
Higher-value properties or those in coastal areas may face increased premiums due to earthquake and tsunami risks, while properties with proper security systems often qualify for discounts.
International insurance providers typically offer more comprehensive coverage than local Indonesian insurers, though at higher premiums ranging from 0.3-0.5% of property value.
Reviewing policy exclusions is crucial, as some insurers exclude damage from flooding, volcanic activity, or civil unrest that can occur in Indonesia.
What are the standard local taxes and tourism levies I need to pay as a villa owner renting to guests?
Villa owners face multiple tax obligations including Land and Building Tax (PBB), rental income tax, and community fees totaling $400-$1,000+ annually.
Land and Building Tax equals 0.2% of the government-assessed property value (NJOP), typically $200-$400 annually for standard 2-4 bedroom villas depending on location and size.
Rental income tax applies at 10% of gross rental revenue, collected monthly or quarterly depending on revenue levels and tax structure chosen for your ownership entity.
Local community fees ("Banjar") cost $10-$20 monthly and support neighborhood infrastructure, security, and cultural activities. These fees are mandatory and help maintain good relationships with local communities.
Tourism levies and service taxes may apply depending on your villa's classification and local regulations, which vary between regencies across Bali.
What is the usual cost of licensing and permits for operating a rental villa legally in Bali?
Licensing and permit costs range from $200-$700+ annually depending on your legal structure, property location, and operational scale.
Building permits (IMB/SLF) require annual renewals costing $100-$300, while business licenses for rental operations add another $100-$400 annually depending on revenue projections.
Properties operating through Indonesian PT companies face higher licensing costs but gain access to freehold ownership and simplified permit processes.
Tourist accommodation permits may be required in certain areas, particularly in regencies implementing strict short-term rental regulations to manage overtourism impacts.
Working with local legal advisors ensures compliance with evolving regulations while optimizing permit costs through proper business structure selection.
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 much does marketing and listing management typically cost per month or per booking?
Marketing and listing management costs vary significantly depending on whether services are included in property management fees or contracted separately.
Online travel agencies (Airbnb, Booking.com) charge 15-20% commission on bookings, though guests often pay a portion of these fees directly to the platforms.
Separate marketing management services cost $50-$200 monthly for professional photography, listing optimization, social media management, and direct booking website maintenance.
Many property management companies include basic marketing in their 15-20% management fee, while premium marketing services targeting luxury guests command additional charges.
It's something we develop in our Indonesia property pack.
What are the average monthly costs for guest amenities and consumables?
Guest amenities and consumables cost $40-$100 monthly depending on occupancy rates and service standards offered to guests.
Basic amenities include toiletries, bottled water, welcome snacks, fresh linens, and towels that require regular replenishment based on guest turnover frequency.
Higher-end villas provide welcome packages, premium toiletries, coffee, tea, and sometimes local treats that enhance guest experiences but increase operating costs.
Laundry costs for linens and towels can be managed in-house with staff or outsourced to professional services, with outsourcing typically costing more but ensuring consistent quality.
Seasonal demand fluctuations affect consumable costs, with high season requiring larger inventory investments due to increased occupancy rates and guest expectations.
How much should I set aside for long-term capital expenses like roof replacement, repainting, or major refurbishments?
Capital expense reserves should total $1,000-$2,000 annually, or $80-$170 monthly, to fund major renovations and replacements every 5-10 years.
Roof replacement costs $5,000-$15,000 depending on villa size and materials, typically needed every 8-12 years in Bali's tropical climate with heavy rains and sun exposure.
Complete exterior and interior repainting costs $2,000-$8,000 every 3-5 years to maintain appeal for rental guests and protect surfaces from humidity and salt air near coastal areas.
Major refurbishments including kitchen updates, bathroom renovations, and furniture replacement cost $10,000-$30,000 every 7-10 years to remain competitive in Bali's evolving rental market.
It's something we develop in our Indonesia property pack.
What is the realistic total monthly and yearly operating cost range for a typical 2-4 bedroom rental villa in Bali?
Total operating costs for 2-4 bedroom rental villas range from $1,500-$3,500 monthly, or $18,000-$42,000 annually, including all major expense categories.
Lower-end costs apply to properties with minimal staffing, basic amenities, and owner-managed operations, while higher-end costs reflect full-service management with premium guest experiences.
Staff payroll represents 30-40% of total costs, utilities account for 10-15%, and property management fees consume 15-25% of gross rental income rather than operating expenses.
Properties in prime locations like Canggu or Seminyak face higher operating costs due to increased staff wages, utility costs, and premium service expectations from guests paying higher rates.
Successful villa operators typically target gross rental income of $4,000-$8,000+ monthly to ensure profitability after covering these operating expenses and debt service.
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.
Understanding these operating costs is crucial for evaluating the true profitability of Bali villa investments beyond purchase price and rental income projections.
Successful villa operators budget conservatively and maintain adequate reserves to handle unexpected expenses while delivering consistent guest experiences that generate positive reviews and repeat bookings.
Sources
- Bukit Vista - Bali Villa Maintenance Costs 2025
- Things to Do in Bali - Cost of Living Guide
- Bukit Vista - Bali Villa Costs 2025
- International Living - Cost of Living in Bali
- Own Property Abroad - Villa Insurance in Bali
- Bali Management - Pricing
- Bali Villa Realty - Cost of Property in Bali
- Gravity Bali - Villa Insurance Guide
- Mercury Estate - Bali Property Taxes and Costs
- Emerhub - Building a Villa in Bali