Can foreigners own freehold property in Bali?

Bali’s tourism industry has recovered strongly after the pandemic, with international arrivals increasing each year. As reported by the Bali Tourism Board, over 5.2 million international tourists visited Bali in 2023. This growth is expected to continue, making rental properties even more valuable.

The demand for private villas and short-term vacation homes is continuously growing in areas such as Canggu, Uluwatu, and Pererenan, where many tourists prefer private stays over hotels. 

The increase in digital nomads and long-term visitors has further boosted demand for monthly villa rentals, providing investors with a stable and high-yielding market.

Additionally, the Indonesian government is investing in infrastructure projects, such as the Bali Light Rail Transit (LRT), which will improve transportation across the island. This development is expected to further increase property values, especially in areas near major travel routes.

The continued rise in tourist arrivals means consistent demand for rental properties, especially in prime locations. This creates strong opportunities for investors looking to generate passive income through short-term and long-term rentals.

2. Rental Income: How Much Can Investors Earn?

One of the biggest reasons investors choose Bali is its high rental yields compared to other typical locations in Southeast Asian markets. Rental properties, especially luxury villas, Airbnb rentals, and long-term accommodations for expats, generate significant income for owners.

How Much Rental Income Can You Expect?

Bali continues to be one of Southeast Asia’s most lucrative property markets, with high rental yields across both short-term and long-term accommodations. Investors, particularly in high-demand areas like Canggu, can expect strong revenue growth fueled by increasing daily rental rates and occupancy demand.

According to  Bukit Vista, Bali offers some of the highest rental yields in Indonesia:

- 8% to 15% per year for short-term vacation rentals (Airbnb, villas)

- 6% to 10% per year for long-term rentals (expats, digital nomads)

According to the latest Canggu rental market analysis, property owners have experienced a +30.46% increase in daily rental rates from 2022 to 2024. This surge reflects rising demand, particularly for larger villas catering to families and groups.

Revenue growth has followed a similar trend, with total rental income increasing by +40.32% over the past two years. This suggests that investors can expect higher annual earnings, particularly in the 5+ bedroom villa category.

Projected Earnings Based on Villa Size

- 1 to 2-Bedroom Villas: These properties attract solo travelers, couples, and digital nomads. While their revenue remains lower than larger villas, they still benefit from steady occupancy rates and rental yields ranging from 6% to 10% annually for long-term leases.

- 3 to 4-Bedroom Villas: This segment appeals to families and mid-sized groups. Their revenue trend has grown steadily from 2022 to 2024, making them ideal for investors looking for a balance between affordability and profitability.

- 5+ Bedroom Villas: The top-performing investment category, these villas generate the highest revenue and have seen consistent growth in daily rental rates. With larger groups and luxury travelers willing to pay premium prices, rental income for this segment continues to outpace smaller units.

What This Means for Investors?

With rising demand, increasing rental prices, and strong tourism growth, 2025 presents one of the best opportunities for property investors to invest  in Bali. Rental yields remain highly competitive, with expected returns of 8% to 15% annually for short-term rentals (such as Airbnb villas) and 6% to 10% for long-term leases (targeting expats and digital nomads).

As daily rates and revenue continue their upward trend, investors in high-demand areas like Canggu, Uluwatu, and Pererenan are positioned to see even greater returns in 2025. With tourism booming and Bali remaining a top destination for digital nomads and luxury travelers, this year offers a golden window for maximizing rental income.

3. Example of Rental Profitability – How Much Can You Earn?

Let’s say you buy a 2 bedroom villa in Canggu for $250,000 and rent it out for $150 per night after deducting OTA (Online Travel Agency) fees and hospitality taxes. If your villa is occupied 75% of the time, that means guests stay there for about 274 nights per year.

This would give you a total yearly income of $41,000 before expenses. However, as with any business, there are costs that reduce your actual profit.

What Are the Costs?

- Property Management Fees: Most investors hire a property management company to handle guest bookings, check-ins, maintenance, and cleaning. This typically costs 20% to 30% of rental income. If we assume a 25% management fee, that equals $10,250 per year.

- Maintenance & Utilities: Regular expenses like cleaning, pool maintenance, electricity, water, and small repairs generally range from $3,000 to $5,000 per year. Using an average of $4,000 per year, this ensures the property stays in top condition and appealing to renters.

- Local Rental Taxes: Rental income in Bali is subject to a tax rate between 10% and 20%, depending on the ownership structure and type of rental. If we assume a 15% tax rate, this would mean a tax payment of $6,150 per year.

How Much Profit Do You Keep?

Before Taxes:
After deducting property management and maintenance costs, the pre-tax net rental income is $26,750 per year. This results in a pre-tax rental yield of around 10.7%, which is significantly higher than the average in many Western property markets.

After Taxes:
If we apply a 15% rental income tax, that’s $6,150 per year in taxes, leaving a final net rental income of $20,600 per year. This gives a net rental yield of around 8.2% after all costs and taxes.

However, rental income can vary depending on:

- High-Demand Areas for Rental Income: Locations like Canggu, Pererenan, and Uluwatu attract a steady flow of tourists, making them ideal for short-term rentals. Villas in these areas typically rent out faster and at higher rates due to strong tourist demand.

- Property Type: Modern villas with private pools attract more guests and can charge premium rates.

- Marketing & Management: Professionally managed properties on Airbnb, Booking.com, and Agoda tend to have higher occupancy rates.

4. How to Minimize Risk and Protect Your Investment

Work with Trusted Real Estate Agents
A good agency like   Bali Home Immo can help you find legally safe properties, negotiate lease terms, and avoid common scams.

Use Legal Ownership Methods
Avoid nominee arrangements and choose leasehold or PT PMA ownership (for freehold property) to secure your investment. Consult with our legal team to ensure compliance with Indonesian laws.

Hire a Reliable Property Manager
Professional management helps maintain high occupancy rates, proper maintenance, and smooth guest experiences, ensuring a steady rental income.

So, Is Property Investment in Bali Profitable?

Yes, property investment in Bali can be highly profitable—if done right. The island’s booming tourism, strong rental yields, and growing demand for luxury accommodations make it an attractive market for investors. However, success depends on avoiding key risks, such as legal complications, poor location choices, and ineffective property management.

The right approach involves working with professionals who understand the local market. Navigating foreign investment laws, leasehold agreements, and zoning regulations can be complex, but partnering with a reliable real estate agency like  Bali Home Immo ensures a secure and smooth investment process. Our team of experienced property consultants helps investors identify prime locations, handle legal ownership structures, and optimize property management to maximize returns.

By choosing the right property in a high-demand area, ensuring legal compliance, and leveraging professional expertise, investors can achieve long-term profitability and passive income from Bali real estate. With rising daily rental rates and increasing revenue trends, 2025 presents an ideal time to invest in Bali’s thriving property market.

Thinking about investing? Browse our exclusive listings and get expert guidance from our team.

Once this is all sorted out, you can start your investment journey in a villa in Bali. Here is a recommendation for investments in the budget range of $150,000 to $650,000. It will be even more beneficial if you invest in a luxury villa with a starting budget of $650,000, and here's how you can do that.

If you’re considering owning a villa in Bali, you should consider various factors that influence the price. Each facet contributes to the overall cost from location and size to amenities, ownership types, and legal considerations. Bali Home Immo offers a one-stop solution for a smooth sailing villa investment journey. Check out our website to find the best-fit villa for your budget. 

Disclaimer: The information presented in this article is meant solely for informational purposes and should not be interpreted as legal, financial, or investment advice. Bali Home Immo holds no responsibility for any losses or damages suffered by readers relying on the content herein. Readers should seek guidance from qualified legal or financial professionals before making any legal or investment-related decisions.

Photo by Ruben Hutabarat

The most recent post-pandemic event in Bali shows the same signs of a strong U-shaped recovery in its statistics. In 2021 Bali received only 51 visitors for the whole year. Upon reopening the border in February, the number of international visitors surged to more than 600 thousand by July. That is a more than 10 thousand percent growth.

Pent-up demand after a long period of lockdown might also contribute to its explosive growth.

Bali always recovers stronger from challenging periods.

Source: BPS Provinsi Bali

Bali Villa Market Overview

Despite the number of international arrivals to Bali having a shocking spike and constant rise, the 4-5 starred hotel experienced a dynamic trend and relatively low occupancy rate. On average, the occupancy rate between January to July only scores around 25-27%. 

Despite the massive rise in foreign tourist arrival, the starred hotel still maintains a relatively low occupancy rate.

Source: BPS Provinsi Bali (2022)

A stark difference in the occupancy rate of villas. The 50th percentile of villas in Bali alone at least had a 60% occupancy rate in March. This number continues to rise until it finally reached 91% in August.

Villa occupancy retains a higher rate compared to starred hotels

Source: AirDNA (2022)

The demand and revenue growth for villas also continues to increase. The number of nights booked keeps rising from March until reaching nearly 40,000 in August.

Villa booking between March to August saw a staggering 152% increase.

Source: AirDNA (2022)

Bali villas in the 50th percentile range generated 20.9 million IDR in monthly revenue in March and steadily climbed to 110 million IDR in August. Whereas the 75th percentile of Bali villas generated around 53 million IDR a month in March and reached 179 million IDR in August.

Source: AirDNA (2022)

Opportunity for Bali Villa Market

The data shown above is a sign for Bali villas to seize the golden opportunity.

The lower numbers of people staying in hotels and positive growth in the demand for villas indicate that there’s a growing trend among international travelers that led them to lean toward villa rentals rather than hotels. It is even more so after the pandemic.

It stands to reason that villas offer more varied options for various kinds of tourists. It can accommodate the single digital nomad while also providing options for the large tourist group.

According to a survey, more people preferred to rent a private villa than a hotel for added privacy, security, and peace of mind.

Villa offers more variable options to choose from.

Photo by Bali Home Immo

Besides the supporting market statistics, there are other factors worth considering for the villa business in Bali after the border reopened.

As Indonesia established its vision to organize tourism that would bring brand awareness and revenue, its government also introduced convenient regulations and favorable policies that would facilitate tourism.

The most recent one is the implementation of a digital nomad visa that may let foreigners stay continuously in Indonesia for a total of 6 months.

The digital nomad visa will be an opportunity for the Bali villa

to capture the longer-stay international visitors.

Photo by Unsplash

The second home visa also might entice the advanced age group to spend their retirement years in a more climate-friendly Bali.

G20 as one of the most influential international events also brings new bouts of tourists to Bali, expanding its brand awareness and range of visitors to a considerable degree.

Also Read: Bali Opportunity in the G20 2022

With all these factors considered, the villa rental market in Bali should seize the golden opportunity presented.

Looking to buy or rent a villa in Bali? Our villas for sale and rent cover the best areas, including Canggu, Seminyak, Pererenan, Sanur, Uluwatu, and more. Interested in buying land suitable for residential or investment development? 

We also have an extensive selection of land for sale and lease that you might be interested in. No matter what your goal is, we aim to help find the right property that suits you perfectly so please don’t hesitate to contact us.

Disclaimer: The content of this publication is provided as general information only and does not constitute legal, financial, tax, or other professional advice from Bali Home Immo. Some of the information provided in this publication is obtained from a third-party source, and we do not guarantee that the content of this publication is accurate, complete or up-to-date. Past performance is not indicative of future performance and should not be relied upon as a basis for an investment decision.