What a villa keeps from long-term rent once the real costs come off: 1 month empty a year, 15% management, a 10% tax on rental income, 5% upkeep and, on a leasehold, the price spread over the years left. Move the numbers to match the villa you are looking at.
Also taken off: 10% tax on rental income and 5% upkeep of the full year’s rent.
What you keep each year, after costs and the lease running down
5.3% a year
Rent per year, after empty monthsIDR 330M
Management, 10% tax on rental income, upkeep− IDR 101M
Lease running down− IDR 121M
Left overIDR 109M
Gross yield: 17.6%. Developers usually quote the gross number, or a holiday-rental number at full occupancy. This is an estimate from your inputs, not a promise of income.
How it works
Rent per year is the monthly rent times the months it is let (12 minus the empty months).
Management and the 10% tax on rental income come off that rent; upkeep is 5% of a full year’s rent.
A leasehold buys a fixed number of years: its price is spread evenly over the years left, because it is worth nothing when the lease ends. A freehold has no such cost.
For typical long-term rents by area and size, see the Bali Rent Index. Every sale listing shows its own estimate and opens this page with its numbers.
Rent from a long-term lease is taxed at a final 10% of the gross rent (PP 34/2017). It doesn't cover nightly or holiday income.
Holiday rental is a different business with its own licence and its own tax; this calculator is for renting to one tenant for months or years.
An estimate from your inputs, not a promise of income or financial advice.