Villa Frida 1 - 3 BR - Monthly
Ubud
Rp 35.000.000/ mo
Market data
Bali property investment report: yields, tenure and what the asking prices show
Implied gross yields for 4 Bali areas, the leasehold–freehold price gap, and the tenure split — computed from 1,443 live listings on 9 November 2026.
Published 21 September 2026 · Updated 9 November 2026 · 4 min read
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Implied gross yield by area
Each row divides the median annual asking rent in that area by the median asking sale price in the same area. Both sides come from the same partner agencies' listings on the same day, which is what makes them comparable at all.
Read it as a ranking, not as a return. The rented properties and the for-sale properties are different properties, so this measures the relationship between two markets in an area — not what a specific villa would earn.
| Area | Median rent / month | Median sale price | Implied gross yield | Listings |
|---|---|---|---|---|
| Ubud | Rp 45.000.000 | Rp 4.044.000.000 | 13.4% | 31 rent / 95 sale |
| Uluwatu | Rp 45.000.000 | Rp 4.500.000.000 | 12.0% | 67 rent / 253 sale |
| Canggu | Rp 44.000.000 | Rp 4.838.000.000 | 10.9% | 351 rent / 206 sale |
| Pererenan | Rp 40.000.000 | Rp 8.424.000.000 | 5.7% | 71 rent / 41 sale |
Villas for rent in Ubud
See all 79 →- 42% below the median price of 19 similar 3-bd ±1 rentals in Ubud: Rp 60.000.000.
Kelapa Villas-2 BR-Monthly
Ubud · 2 bedrooms
22% below the median price of 11 similar 2-bd villas in Ubud: Rp 50.000.000.Rp 38.800.000/ mo
Vil'Latu Ubud for monthly
Ubud · 4 bedrooms
32% below the median price of 7 similar 4-bd ±1 rentals in Ubud: Rp 66.000.000.Rp 45.000.000/ mo
What the spread actually says
Ubud and Pererenan sit 7.7 percentage points apart. That gap is not a free lunch: the high-yield areas are generally those where sale prices have not yet caught up with rental demand, and the low-yield ones are where capital values have run ahead of what tenants will pay.
An area at the top of this table is telling you rents are strong relative to prices today. An area at the bottom is telling you buyers are paying for something other than current income — usually scarcity, or an expectation about the future.
Tenure: the market is mostly leasehold
Of 833 priced sale listings, 698 are leasehold and 114 are freehold. Foreign buyers cannot hold freehold personally, which is most of why the advertised market looks like this.
The headline price gap — 111% — overstates the real difference in value, because a leasehold price already reflects a finite term while a freehold price does not. Two listings at the same number are not the same asset if one expires.
| Tenure | Listings | Share | Median asking price |
|---|---|---|---|
| Leasehold | 698 | 83.8% | Rp 4.185.000.000 |
| Freehold | 114 | 13.7% | Rp 8.815.500.000 |
| Not stated | 21 | 2.5% | — |
The lease clock nobody puts in the yield
The median advertised leasehold term is 27 years. A 13.4% gross yield on a 27-year leasehold is not comparable to the same yield on a freehold: in the leasehold case a portion of that return is simply the return of your own capital as the term runs down.
This is the single most common error in Bali investment material. Gross yield is quoted, the lease term is mentioned separately as a feature, and the two are never put in the same calculation.
How much of the market is not built yet
52.3% of priced sale listings are flagged off-plan. That share matters for anyone reading price trends, because off-plan units are advertised at completion-date pricing and drag the median for a market that has not delivered them yet.
Limitations, stated plainly
Asking prices, not transactions. Agreed prices are lower, and the gap widens the longer a listing sits.
Median-to-median, not matched pairs. The yield column compares two different sets of properties in the same area.
Gross, not net. Management, commission, cleaning, maintenance, vacancy and tax all come out before anything reaches an owner, and together they commonly consume 40–60% of gross.
Advertised inventory only. Properties let privately or sold off-market never appear in any index, including this one.
Common questions
What rental yield can you get in Bali?
Implied gross yields across the areas measured range from 5.7% to 13.4%, highest in Ubud. These are gross figures derived from asking prices; net returns after management, vacancy, maintenance and tax are materially lower.
Which area of Bali has the highest rental yield?
Ubud, at an implied 13.4% gross, based on 31 rental and 95 sale listings live on 9 November 2026.
Is most Bali property leasehold or freehold?
Leasehold. 84% of priced sale listings are leasehold, largely because foreign buyers cannot hold freehold title personally.
Are these figures based on actual sales?
No. Indonesia has no public transaction register, so no Bali yield figure is transaction-based. These are medians over live asking prices, which is the only broad current signal that exists.
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
Computed from 1,443 priced listings of Baliestate's partner agencies as of 9 November 2026: 610 rentals and 833 homes for sale. Asking prices, not transaction prices, and not the whole market. Figures regenerate as the listings change.