Gross long-term yield · by area and size · October 2026
Bali villa rental yield by area
Gross long-term rental yield on a 2-bedroom leasehold villa in Bali runs from 5.2% in Tabanan (n=47) to 8.7% in Ubud (n=50), October 2026. Yield = median monthly rent on yearly leases × 12 ÷ median asking price, same area, size and tenure. Net and holiday-rental returns are not measured.
10 areas · leasehold and freehold · asking prices and rents of live listings · 4 October 2026
Leasehold villas: yield by area and size
Darker is higher. A cell shows when both the rent and the sale median rest on 10 or more listings; ° marks a cell under 20 rentals, shown but not quoted; “check” marks a high figure on a small sample, held back until it is checked. Leasehold cells count only leases with 20+ years left; a leasehold price buys the remaining lease only.
| Area | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Ubud | 7.9%°n 12 | 8.7%n 50 | 8.8%n 39 | check | – |
| Uluwatu | 12.0%n 41 | 8.6%n 152 | 9.2%n 154 | 8.3%n 49 | 6.2%n 23 |
| Nusa Dua | – | 8.2%n 28 | 5.0%°n 13 | – | – |
| Seminyak | 9.0%°n 15 | 8.0%n 67 | 8.0%n 55 | 5.3%n 33 | 5.3%°n 14 |
| Seseh | 5.6%°n 10 | 7.8%n 25 | 7.0%n 26 | – | – |
| Canggu | 8.9%n 115 | 7.3%n 686 | 7.5%n 582 | 8.2%n 212 | 7.7%n 104 |
| Sanur | – | 6.6%n 26 | 5.4%n 29 | – | – |
| Pererenan | 8.5%°n 16 | 6.2%n 90 | 4.9%n 55 | 7.6%n 21 | 6.8%°n 10 |
| Kuta | – | 5.5%°n 12 | – | – | – |
| Tabanan | 6.9%°n 11 | 5.2%n 47 | 8.7%n 47 | 5.4%n 24 | 5.5%°n 13 |
2-bed leasehold: 5.2% to 8.7% across 9 areas
Each dot is an area's 2-bedroom leasehold yield. The bar behind it spans that area's lowest to highest size.
Freehold villas: yield by area and size
Freehold (SHM) can only be held by Indonesian citizens. A freehold usually asks more than a leasehold of the same size, so its yield is usually lower.
| Area | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Ubud | – | 8.6%n 25 | 8.8%n 31 | 9.8%°n 14 | – |
| Uluwatu | check | 9.3%n 122 | 9.3%n 154 | 5.7%n 49 | 4.8%n 23 |
| Nusa Dua | – | check | 9.3%°n 13 | 4.5%°n 10 | – |
| Seminyak | – | 6.7%°n 19 | 6.0%n 27 | 4.6%°n 10 | 2.8%°n 14 |
| Canggu | – | 5.9%n 98 | 6.0%n 155 | 5.7%n 71 | 5.4%n 80 |
| Pererenan | – | – | 5.6%n 25 | 5.1%n 20 | 4.2%°n 10 |
| Tabanan | – | 5.9%n 31 | 6.8%n 47 | 3.2%n 24 | 4.0%°n 13 |
One definition, every page
Rent
Median monthly rent on yearly leases of villas in the area, same bedrooms, × 12.
Price
Median asking price of villas for sale in the same area, size and tenure.
Yield
Rent ÷ price. Gross: before empty months, management, tax, upkeep and, on a leasehold, the lease running down.
Not measured
Net returns, holiday rentals and nightly rates. Asking prices are not what villas sell for.