Gross rental yields for Bali villas range from 5 to 15 percent in 2026. Net yields, after management and maintenance costs, sit between 4 and 10 percent. Canggu and Seminyak deliver the highest returns for short-term rentals. Sanur and Ubud perform better for long-term leases. Your actual yield depends on location, occupancy, and how you manage the property.
Returns vary significantly by location. Here are gross and net yields based on Property Plaza listing data and market research from early 2026.
Rental Yield by Area (2026)
These numbers assume a well-maintained, properly marketed villa. A poorly managed property in Canggu can underperform a well-managed one in Ubud.
How to calculate your gross yield:
Gross yield = (Annual rental income / Property value) x 100
Example: A villa worth $200,000 that generates $20,000 per year in rent has a gross yield of 10 percent.
How to calculate your net yield:
Net yield = ((Annual rental income - Annual expenses) / Property value) x 100
The difference between gross and net is where most owners get surprised. Operating costs eat 30 to 40 percent of your gross rental income.
It depends on your priorities. Short-term earns more per night but costs more to manage. Long-term gives lower but more predictable income.
Long-Term vs Short-Term Comparison
Real example (2-bedroom Canggu villa, value $200,000):
Short-term: $250/night x 70% occupancy = $63,875/year gross. Minus 35% operating costs = $41,519 net. Net yield: 20.8%.
Long-term: $1,800/month x 12 = $21,600/year gross. Minus 10% operating costs = $19,440 net. Net yield: 9.7%.
Short-term wins on paper. But that 70 percent occupancy rate is optimistic. During low season (January to March), occupancy can drop to 40 to 50 percent. And the 35 percent operating cost assumes you use a manager, which most short-term owners need.
Long-term rental gives you one tenant, one contract, and predictable income every month. On Property Plaza, you list your villa for free and connect directly with verified tenants. No commissions. No agents taking a cut. That means your net yield stays yours.
Operating expenses consume 30 to 40 percent of gross income for short-term rentals and 10 to 20 percent for long-term.
Annual Operating Cost Breakdown
The biggest cost difference is management. Short-term rental managers in Bali charge 20 to 30 percent of revenue. Long-term, you can self-manage with minimal effort. Property Plaza handles the marketing and tenant matching. You handle the relationship.
Staff costs are unavoidable. A villa needs regular pool cleaning, garden maintenance, and general upkeep. Budget $200 to $400 per month minimum for a small team.
For tax obligations on rental income, check our sister site Bali Property Scout, which covers PPh, PPN, and PHR requirements in detail.
Location determines both your rental price and your property value, which together decide your yield.
Emerging areas like Pererenan and Tabanan offer lower property prices with growing rental demand. This means higher yields today, with potential for capital appreciation.
Established areas like Seminyak and central Canggu have high rental prices but also high property values. Yields are moderate, but occupancy is reliable.
Quiet areas like Sanur and Ubud attract long-term tenants (families, retirees, remote workers). Lower nightly rates but higher occupancy and lower operating costs.
Where yields are growing fastest (2026 trends):
Where yields are stabilizing:
Your break-even occupancy depends on your total costs and nightly or monthly rate.
Break-Even Calculator
Most villas break even quickly. The real question is how much profit you keep above break-even. A well-located, well-maintained villa listed on Property Plaza performs better than one relying solely on Airbnb during peak season, because you attract verified long-term tenants who stay longer and cost less to manage.