Is buying a villa in Bali profitable in 2026?

Yes, well-located short-term-rental villas in Canggu, Ubud and Uluwatu typically deliver 8-12% gross yield and 5-7% net ROI after operating costs and management fees. Profitability depends on three factors: zoning compliance (KKPR-zone), ownership structure (leasehold vs PMA), and regional occupancy. The calculator combines real AirRoi market data with zoning context to produce your specific projection.

What is a realistic ROI on a Bali villa investment?

Realistic net ROI on a Bali villa runs 5-7% annually after the 10% PB1 (local short-stay rental levy), management (20-25% of revenue), maintenance, and depreciation. Gross yield (revenue / purchase price) typically lands 8-12% in tourism zones. Break-even on the purchase price ranges from 9 to 14 years depending on ownership structure and occupancy. Numbers under 4% net usually flag a zoning, location, or pricing problem.

What is the difference between leasehold and freehold in Bali?

Freehold (Hak Milik) is full Indonesian ownership, only available to Indonesian citizens or via a PMA company structure. Leasehold (Hak Sewa) is a long-term lease, typically 25-30 years with extension clauses, available directly to foreigners. Leasehold is faster and cheaper to set up; freehold via PMA is more capital-intensive but transferable and bankable. Which fits depends on holding period and exit strategy.

Should I choose leasehold or PMA structure for a Bali villa?

Use leasehold for holding periods under 15 years and budgets under USD 350K: minimal setup cost, no annual company filings. Use PMA (foreign-owned LLC) for longer holds, multiple properties, or when you want bank financing and a clean exit-via-share-sale. PMA carries USD ~3-5K setup plus annual compliance costs but unlocks freehold ownership. The calculator compares both side-by-side in your report.

How accurate is this Bali villa ROI calculator?

Inputs come from AirRoi (per-region occupancy + ADR), Indonesian zoning APIs (KKPR-zone classification), and Bali Property Advisory transaction data covering 200+ deals across leasehold, freehold and PMA structures since 2010. The report flags assumptions and open questions per deal. No single number is presented as final without caveats. Updated continuously as market data refreshes.

What costs reduce net ROI on a Bali villa rental?

Six recurring deductions: PB1 local short-stay rental levy (10%), villa management (20-25% of revenue), maintenance reserve (1-2% of property value annually), insurance, utilities, and pool/garden service. One-off: BPHTB transfer tax (5%), notary, and IMB/PBG building-permit verification. Together these convert a 10% gross yield into roughly 5-6% net. The calculator subtracts each line item explicitly.

How long is a typical Bali leasehold contract?

Standard Bali leasehold runs 25 or 30 years from notarial signing, with one or two pre-agreed extension options of 20-25 years each. Total tenure can therefore reach 70-80 years. Price per square meter scales with remaining duration: a 5-year-old contract trades at a discount versus a freshly-signed one. The calculator amortizes the leasehold premium across the holding period.

Why BPA, and why trust this calculator?

At BPA we believe investors in Bali need guidance to make a sound purchase. The market here holds real opportunity, but a good deal takes local expertise. That is why BPA exists: for proper stewardship of your capital. And that is why this calculator was built. Its output combines our transaction history (200+ deals since 2010 across leasehold, freehold and PMA) with AirRoi market data; the report flags open questions for a follow-up call.

Privacy Statement

Last updated: June 22, 2026

Bali Property Advisory ("BPA", "we", "us") respects your privacy and is responsible for the processing of personal data collected via this website. This statement explains what data we collect, why, and what your rights are.

1. Who are we?

Data Controller:

Bali Property Advisory
PT Bali Property Advisory
[[David: registered office address]]
[[David: NIB / KvK registration number]]
Email: privacy@balipropertyadvisory.com

Data Protection Officer (DPO)

We are not required to appoint a DPO. For privacy questions, please use the email above.

2. What data do we process?

When you use our ROI calculator, we process:

Category	Examples	Source
Identification data	First name, email address	Provided by you in the form
Location data	Latitude/longitude of villa location, region name	Indicated by you via map pin
Investment data	Purchase price, property type, number of bedrooms	Provided by you
Calculated outcomes	Gross yield, net ROI, break-even year	Calculated by our ROI engine
Marketing consent	Opt-in checkbox status	Indicated by you
Technical data	IP address (truncated), browser type, language preference, visit timestamp	Automatic from your browser
Marketing attribution	UTM parameters (source, medium, campaign), referrer URL	Automatic from URL and browser

We do not collect special-category personal data (health, religion, political views, etc.).

3. Why do we process this data?

Purpose	Legal basis (GDPR Art. 6)
Generate and send your requested ROI report	Performance of contract (Art. 6.1.b)
Reach out for a non-binding conversation about Bali property	Consent via opt-in (Art. 6.1.a)
Site operation and fraud prevention	Legitimate interest (Art. 6.1.f)
Site improvement via anonymized analytics	Consent via cookie banner (Art. 6.1.a)
Marketing attribution (which ad brought you here)	Consent via cookie banner (Art. 6.1.a)
Comply with legal obligations (accounting, tax)	Legal obligation (Art. 6.1.c)

4. How long do we retain your data?

Category	Retention period
Lead data in CRM (GoHighLevel)	24 months after last contact, or as long as the customer relationship is active
ROI calculation logs	6 months (technical troubleshooting)
Analytics data (Google Analytics)	14 months (GA4 default)
Email delivery logs (Resend)	30 days after delivery
Marketing opt-in records	Until withdrawal + 5 years (proof of consent)

After this period, data is anonymized or deleted.

5. With whom do we share your data?

We share your data with the following processors (sub-processors), each under a Data Processing Agreement:

Service	Purpose	Location
Vercel Inc.	Website hosting	EU (Frankfurt)
Railway	Backend worker hosting	EU (Amsterdam)
GoHighLevel	CRM for lead management	US (under DPF/SCCs)
Resend	Email delivery of the ROI report	EU/US (under DPF/SCCs)
Anthropic / OpenAI	AI text generation for the report	US (under DPF/SCCs)
Mapbox	Reverse geocoding (location name)	US (under DPF/SCCs)
Google Analytics 4	Anonymized site analytics	US (under DPF/SCCs)
Sentry	Error detection and monitoring	EU (Frankfurt)
Cloudflare Turnstile	Bot protection	US (under DPF/SCCs)

For transfers to the US, we rely on the EU-US Data Privacy Framework (DPF) or Standard Contractual Clauses (SCCs).

We never sell your data to third parties.

6. What are your rights?

Under the GDPR, you have the right to:

Access: know what data we process about you
Rectification: correct inaccurate data
Erasure: request deletion ("right to be forgotten")
Restriction: limit how your data is processed
Object: object to the processing
Data portability: receive your data in a structured format
Withdraw consent: for marketing emails via the unsubscribe link in every email or via the privacy email

Send a request to privacy@balipropertyadvisory.com. We will respond within 30 days.

Not satisfied with our response? You can lodge a complaint with the Dutch Data Protection Authority (https://autoriteitpersoonsgegevens.nl) or any other EU supervisory authority.

7. Security

We take technical and organizational measures to protect your data:

HTTPS encryption on all pages
Limited access to lead data (only David and RNT system administration)
Password managers and two-factor authentication on all system accounts
Monthly security audits of our dependencies
Log redaction: email addresses and names are hashed in error logs

8. Cookies

See our cookie statement for the full list of cookies we use.

9. Changes

We may update this privacy statement. The "Last updated" date at the top shows the latest version. For substantial changes, we will request fresh consent via the cookie banner.

10. Contact

Privacy questions? Email privacy@balipropertyadvisory.com.