What determines the price of renting accommodation in Bali

The Bali villa market is showing significant growth heading into late 2025, consistently outperforming Indonesia's national economic forecasts. The national economy expanded by 5.52% in the first quarter, with annual projections set between 5.0–5.8%.

Tourism, yield, and rapid payback

Bali’s economy is soaring, primarily driven by its robust tourism sector. Tourist arrivals in April surged by 25.56% compared to March, pushing overall occupancy rates to 57.23%. Villas are leading this performance, reliably delivering a net yield of 8–10% with high occupancy rates of 65–80%. This high efficiency translates into a rapid return on investment (ROI), averaging 6 years, fueled by strong demand from digital nomads and families.

Infrastructure projects as key catalysts

Major infrastructure projects scheduled for 2025 are set to become the primary drivers for property value appreciation: a new international airport, the Paramount theme park (set to be the largest in Southeast Asia), a Formula 1 track, and a new cruise port. These projects, alongside planned upgrades to the island’s road and rail networks, are expected to trigger a 15–20% increase in capital gains and rental rates. In expatriate hotspots like Canggu, villa values are expected to climb by over 20%.

Key investment zones

South Bali dominates the market, offering zones with high returns and stable demand:

• Canggu: The undisputed digital nomad hub. Offers fast-growing income and high liquidity (40% resales). Yields are typically 8–10% for villas starting from $\$200k–250k$.

• Uluwatu/Bukit: Known as the surf-luxury epicenter, providing high returns up to 10% and exceptional occupancy ($\approx 85\%$). Resale potential here is very high (15–40%).

• Ubud: The cultural and ecotourism hub delivers stable, balanced returns up to 10% with 75–80% occupancy.

• Seminyak: A classic lifestyle and gastronomy anchor, generating 8–12%, but facing higher market competition.

• Emerging regions: High-potential areas to watch include Nuanu (creative hub), Cemagi (coastline), Nyanyi (price alternative to Canggu), Bingin (surf niche), and Sidemen (eco-rentals), which generally offer returns up to 10%.

Sustainability as a premium factor

Bali’s commitment to achieving 100% renewable energy by 2027, notably through the $\$70$ million "Green Bukit" initiative, is stimulating sustainable construction. This creates a tangible premium for eco-villas, which command a 15% premium on resale and secure steady yields up to 10% from environmentally conscious renters.

The Bali villa market in 2025, underpinned by tourism and infrastructure, offers investors stable returns up to 10%. The persistent, unique global demand for each region makes targeted investments in Canggu and Uluwatu highly lucrative.

The island of Bali has once again affirmed its enduring status in the global tourism industry by securing two prestigious accolades at the World Travel Awards 2025 ceremony.

This year, Bali was honored with the titles:

• Asia’s Leading Wedding Destination

• Asia's Most Romantic Destination 2025

These victories only solidify its worldwide recognition. For wedding tourism, this marks the seventh award, and in the "romantic destinations" category, it is the eighth consecutive win.

The World Travel Awards is an international premium recognizing the best representatives of the travel sector annually: from hotels and airlines to entire tourist destinations. Winners are determined by a global vote of experts and travelers.

Bali consistently confirms its status as the island of love and inspiration. It uniquely combines romance, profound culture, and stunning nature. All of this together creates a perfect harmony for an unforgettable getaway.

Beyond the prestige, regular international awards are a crucial indicator of Bali's investment appeal. Consistent and continuous global recognition as a romantic and wedding hub ensures a high and stable flow of premium-segment tourists. This, in turn, guarantees stable occupancy and high returns on investments in villas, boutique hotels, wedding venues, and related infrastructure.

Bali’s real estate market in 2025 demonstrates stable demand among investors from around the world. It combines a high rental yield of 8–12% with capital appreciation and attracts around 7 million tourists annually. Properties in high-demand tourist hotspots such as Canggu and Uluwatu offer not only luxury vacation experiences but also passive income through short-term rentals.

Foreign investors can acquire land through leasehold agreements for 25–50 years with extension options, simplifying the entire process — especially when developers handle the legal procedures. Considering that your investment can be recouped within 5–7 years, there is no need for concern. However, it is crucial to pay close attention to the documentation.

Advice from Investon:

• verify the land lease certificate and the lease agreement;

• ensure that the owner signing the contract is the same person registered in the land certificate;

• request a copy of the owner’s ID (KTP);

• include a renewal clause in the contract with fixed terms (price, duration, procedure);

• check whether the land is free from legal claims, seizure, or collateral.

Key investment advantages:

• proven rental yields of up to 12% annually;

• prime locations: Canggu’s surf scene and Uluwatu’s cliffs are high-demand areas among expats and tourists;

• sustainable advantages: eco-features such as green zones and wellness spaces increase property attractiveness;

• property management companies handle rentals, maintenance, and taxation.

In 2024, the island welcomed 6.3 million international visitors, surpassing pre-pandemic 2019 levels. This figure reflects a broader trend: the Asia-Pacific region received a total of 316 million tourists, demonstrating a 33% increase compared to 2023.

The Canggu area (Badung Regency), based on the number of rented properties, attracts up to 49% of all visitors to the island. Yet the region offers only around 5,600 rental properties. This creates an unprecedented imbalance: each rental unit accounts for 446 tourists. Such strong demand supports consistently high occupancy rates—exceeding 75% in popular areas such as Canggu and Uluwatu.

In 2024, the country recorded a historically low inflation rate of around 1.57%.

The Indonesian rupiah exchange rate against the US dollar (as of October 2025 — around 16,523 IDR per $1) remains predictable, enabling investors to plan their financial flows with confidence.

Property prices in Bali have grown by an average of 7% annually over the past five years, with even higher growth recorded in certain areas.

Rental returns: villas in tourist hubs offer a gross rental yield of 7–15%, supported by both short-term vacation rentals and long-term leases for expats.

Bali offers a diverse range of properties including villas, apartments, hotels, and townhouses, combining spacious living with stylish design. The island is an excellent place to live, but investing here requires professional expertise. If you seek profitable returns, do so legally through an investment company you trust—one that has already vetted developers and properties. Otherwise, consider other markets, as independent purchases carry the risk of losing your investment.

In today's real estate market, where dozens of new projects appear every year, investors are faced not only with the choice of location or layout, but also with the risk of encountering fraudsters. Unscrupulous developers may promise “dream homes” at attractive prices, but behind the glossy advertising often lie schemes that end in frozen construction projects and lost funds. Let's figure out how to recognize whether you are dealing with a reliable developer or a potential scam.

Legal clarity: the first test of trust

First of all, it is worth checking the documents. A legal developer never hides legal information about their property. Be sure to ask for:

• approved for work (IMB or PBG) - confirms that the project is legal;

• documents for land - whether the company has the right of ownership (Freehold / Hak Milik) or a long-term lease (Leasehold / Hak Sewa);

• Certificate of Construction Completion (SLF) - for completed or completed buildings;

• purchase and sale agreement (PPJB or AJB) is a document that confirms the rights of the buyer.

The absence of any of these items is a warning sign. If company representatives evade answering or offer a “non-standard scheme,” you should be wary.

Developer reputation: history speaks for itself

A reliable developer is not afraid of transparency. Before investing, it is worth studying the company's previous projects: were there any delays in delivery, conflicts with owners, or lawsuits.

Reputation in real estate is built over years, so even a brief review of open sources (buyer reviews, media publications, court records) can give you a realistic picture.

Suspicious signs:

• no mention of the company in open databases;

• different legal entities for each property;

• negative reviews that are deleted or ignored;

• promises that “everything will be ready in a year” without clear evidence.

A real developer demonstrates consistency: the same founders, a stable address, a clear history of completed projects.

Financial traps and aggressive marketing

Another warning sign is overly favorable terms. If you are offered a “today only” discount or promised super profits on resale, this may be an attempt at psychological pressure.

What should not be in the financial section:

• no escrow accounts or transparent financing scheme;

• requirement to pay the full amount immediately without guarantees;

• non-transparent origin of the investment company raising funds;

• emphasis on “cheapness” instead of quality.

A legitimate business always has a clear financial structure, does not hide its partners, and does not require hasty decisions.

Ways to protect investors from fraudsters

To avoid falling into the trap of fraudsters, act according to the principle of “trust, but verify.”

Recommendations:

• Consult a local lawyer who specializes in real estate in Indonesia. He will check the documents and explain the legal risks for foreigners.

• Check the developer - find out if the company is registered in Indonesia (through OSS Indonesia or Ministry of Law and Human Rights) and has a valid tax number (NPWP).

• Visit the site in person - make sure that construction is actually underway and not just on renderings.

• Do not invest in properties without building permits (IMB/PBG) or without land use rights - even if the price seems extremely favorable.

• Keep all payment documents, receipts and official correspondence - they will serve as evidence in case of disputes.

In a highly competitive market, developers often try to attract customers with flashy slogans. But the true indicator of reliability is not bright visualizations, but transparency, legal clarity, and fulfilled promises.

Investing in real estate is not just about square meters, but above all about trust. So, if you see even one red flag, it is better to take a step back than to lose everything. A reliable developer never makes a customer doubt their legality.

In today’s business world, trust is a currency that’s often worth as much as money itself. Investors, partners, clients, and even employees judge a company not only by its profits but also by its ability to deliver on its promises. In professional relationships, two main forms of assurance are commonly used: financial guarantees and reputational guarantees. But which of these truly holds more weight in the long run? Let’s take a closer look.

Financial Guarantees and Their Many Forms

Financial guarantees are commitments backed by money or assets, designed to secure an agreement or reduce risk. They can take several forms:

• Bank guarantee – an official document from a bank promising to cover potential losses if obligations aren’t met;

• Deposit or collateral – funds held as proof of intent and reliability;

• Risk insurance – a policy that compensates for unexpected losses or force majeure events;

• Financial penalties in contracts – clauses that deter non-performance through monetary consequences.

Such guarantees offer immediate reassurance: “the money’s safe,” “the risks are covered.” Yet, their protection is short-term. They can’t fully eliminate the risk of bad faith — especially if one party is motivated purely by profit.

Reputational Guarantees: The Power of Intangible Capital

Reputational guarantees are a form of intangible capital built over time. They’re based on a company’s track record, transparency, customer feedback, leadership credibility, and consistent integrity. A business that has spent years cultivating trust and goodwill cannot afford to damage its name — because reputation loss costs far more than any financial penalty.

Reputation often works where money cannot — particularly in:

• Long-term partnerships, where trust is built over years;

• Public-facing industries such as real estate, investment, law, and consulting, where even a small credibility issue can cause major fallout;

• Personal branding, where your name is your biggest asset.

A company that communicates openly, honors its commitments, and takes responsibility when things go wrong earns something priceless — a word that carries more weight than a bank’s seal.

Financial vs. Reputational: What Works Better

Financial guarantees offer security on paper, while reputational guarantees provide security in people’s minds. The former acts like insurance; the latter is a long-term asset that reduces risk by fostering trust itself.

Financial guarantees are most useful at the beginning of a partnership, when the parties don’t yet know each other. They help establish a baseline of confidence. But over time, reputation becomes the real safeguard. Even the best-written contract means little if one side lacks integrity.

Reputational guarantees, by contrast, create enduring trust that opens doors without red tape. When a business or expert has a spotless reputation, deals move faster — no collateral or bank confirmations needed. In today’s hyperconnected world, where information spreads in seconds, reputation is the most valuable collateral you can have.