Market — Indonesia
Bali
The highest short-let yields we underwrite. Canggu, Uluwatu, Ubud and Seminyak — leasehold villa investments built for nightly-rate rental, where occupancy and management quality decide the return.
Entry from
AED 533K
USD 145K
Net yield
10–16% net
After costs, managed
ROI range
15–40% including operator upside
Indicative, per hold plan
Sample projects
10
More on request
Why this market
What ownership actually looks like
Bali is a yield market. Well-located, well-managed villas run on nightly rates rather than annual leases, and gross returns of 12–18% are achievable when occupancy holds above 70%. The number that matters is net after management, tax, maintenance and platform fees — that is what we underwrite.
Foreigners buy leasehold (Hak Sewa) typically for 25–30 years with extensions, or hold freehold-equivalent rights through a PT PMA company. We only work with developers who deliver clean, notarised title and an operator with a verifiable occupancy record.
- Leasehold (25–30 years, extendable) or freehold via PT PMA company.
- Priced and let in USD by most operators; IDR exposure is limited to costs.
- Reservation, contracts and payment completed remotely, with a local partner handling registration.
- Rental model
- Nightly / short-let
- Typical occupancy
- 70–85%
- Management fee
- 15–20% of gross
- Lease term
- 25–30 years + extension
Sample projects
Ten projects in Indonesia
A sample of ten. We track a wider pipeline across Canggu, Pererenan, Uluwatu, Ubud and Nusa Dua. Prices, sizes and returns shown are indicative and confirmed against the developer's current price list before reservation.
Bali14% netNakula Group
Canggu Rice Field Villas
Canggu · Badung
From
AED 1.05M
USD 285K
Bali13% netBukit Estates
Uluwatu Cliff Residences
Uluwatu · Badung
From
AED 2.28M
USD 620K
Bali15% netTanah Group
Pererenan Beach Villas
Pererenan · Badung
From
AED 900K
USD 245K
Bali12% netSacred Valley
Ubud Jungle Suites
Ubud · Gianyar
From
AED 544K
USD 148K
Bali11% netAlila Partners
Seminyak Branded Apartments
Seminyak · Badung
From
AED 771K
USD 210K
Bali10% netITDC Partners
Nusa Dua Resort Villas
Nusa Dua · Badung
From
AED 1.76M
USD 480K
Bali13% netNakula Group
Berawa Loft Residences
Berawa · Badung
From
AED 606K
USD 165K
Bali10% netEast Coast Living
Sanur Lagoon Apartments
Sanur · Denpasar
From
AED 580K
USD 158K
Bali12% netWest Coast Estates
Tabanan Oceanfront Estate
Tabanan · Tabanan
From
AED 1.45M
USD 395K
Bali11% netBukit Estates
Pecatu Golf Villas
Pecatu · Badung
From
AED 1.91M
USD 520K
More options are available in Indonesia.
These ten are a sample of what we transact. Send us your budget and target return and we'll come back with the current list, including off-market and resale stock.
Request the full Indonesia listEnquiry
Explore more Indonesia opportunities
These ten projects are a starting point. Tell us your brief and we'll share the wider Indonesia inventory, including resale and off-market opportunities.
Prefer to talk? +971 58 582 7070
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