Buy · calculator · Bali

Rental yield calculator for a villa in Bali

What a villa keeps from long-term rent once the real costs come off, and whether the rent pays the price back before the lease ends. Start from a real villa, then move the numbers to match yours.

Canggu 2-bed, gross: 7.3%
after costs and the lease: 0.7%
years left, median: 25

Start from a real villa

Canggu medians: 2-bed leasehold for sale, 686 yearly rentals, 25 years left

The villaPriceIDR 4.1BMonthly rent, yearly leaseIDR 25MLease years left25 years0 = freehold: nothing runs down

The costsEmpty months a year1Management15%Of the rent collectedTax on rental income10%The 10% final tax on long-term rentUpkeep5%Of a full year's rent

What you keep each year0.7%after costs and the lease running down

Gross, what brochures quote7.3%rent × 12 ÷ price

Rent for a full yearIDR 300M

1 month empty− IDR 25M

15% management− IDR 41.3M

10% tax on rent− IDR 27.5M

5% upkeep− IDR 15M

Lease running down (1/25 a year)− IDR 164M

What's leftIDR 27.3M

Over the 25 years left, rent after costs adds up to IDR 4.8B against a price of IDR 4.1B:

price

About 117% of the price comes back before the lease ends, the price after about 21 years.

An estimate from your numbers, not a promise of income. Long-term rent only: holiday rental needs a licence and earns differently.

Why the number is lower than the brochure

Brochures quote gross rent, often holiday rent at full occupancy, and leave out the lease running down. Here every cost is on screen, and a leasehold's price is spread over the years left because it's worth nothing at the end.

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.