Real ROI in Bali in 2025

How much does a villa really generate based on the area: Canggu, Uluwatu, Ubud and Seminyak ?

Investing in a villa in Bali attracts many investors seeking strong real estate returns and a highly active tourism market. However, profitability varies significantly depending on the area, the type of villa and the rental strategy. Here is a complete analysis of rental yield in 2025, based on realistic figures directly converted into euros.

1. Understanding the real return of a villa in Bali

ROI depends mainly on the area, construction quality and the level of rental management. A villa for sale in Bali located in a sought‑after neighbourhood such as Canggu or Bingin will perform very differently compared to a villa located in a more isolated area. Investors wishing to invest in Bali real estate must also consider the duration of the leasehold, operating costs and tourism seasonality.

In 2025, well‑located high‑end villas generally display a net return between eight and twelve percent when management is professional and demand is high..

2. Canggu and Seminyak, the most profitable areas

Canggu and Seminyak attract high demand thanks to their appeal among long‑term travellers, digital nomads and international tourists.

Average villa price

Between €230,000 and €280,000 for a modern two‑ or three‑bedroom villa with pool

Observed rental income

Gross annual income between €23,000 and €34,500 depending on the season and management quality.
Net income generally ranges between €18,500 and €27,500.

Real ROI in 2025

Between 8 and 12 % net.

The occupancy rate remains high throughout the year, often between 70 and 80 percent. Construction projects designed for rental purposes in Bali are highly in demand in Berawa and Batu Bolong, where prices are increasing steadily.

3. Uluwatu, a growing market with a good balance between yield and capital appreciation

Uluwatu attracts a young, international audience drawn to its beaches, sunset spots and modern villas. The area is developing rapidly, supporting rental demand. However, there appears to be a speculative bubble over the peninsula, which makes investment in this zone somewhat risky.

Average villa price

Between 220 000 € and 260 000 €.

Observed rental income

Gross annual income between €19,500 and €26,000.

Net income between €15,000 and €20,500.

Real ROI in 2025

Between 7% and 8% net.

Villas in Uluwatu also benefit from the rising demand for premium properties. Some operators even offer guaranteed rental returns in Bali through minimum secured revenues, which reassures certain investors.

4. Ubud, more moderate profitability with a very diverse clientele.

Ubud attracts guests seeking nature, wellness and long‑stay experiences. Returns are lower but income remains stable throughout the year.

Average villa price

Between 180 000 € and 230 000 €.

Observed rental income

Gross income between €8,500 and €16,500.

Net income between €5,500 and €13,500.

Real ROI in 2025

Between 5 and 8 % net.

Ubud seems ideal for owners seeking steady profitability without being heavily dependent on peak tourist seasons. The issue is that these tourists are very diverse thus all kinds of properties are researched and this create disparities in the rental average of a property.

5. Clear comparison of ROI based on budget and strategy

6. Costs to factor in to calculate the real net return frais à intégrer pour calculer le vrai rendement net

Operating costs in Bali often represent between thirty and fifty percent of gross income. They include rental management, maintenance, repairs, cleaning, booking platform fees and certain local taxes.

For example, a villa generating €30,000 in gross income will typically retain between €15,000 and €21,000 net depending on the desired level of service.

Management quality therefore has a direct impact on the real return.

Conclusion, what ROI can an investor expect in 2025 ?

In 2025, Bali remains one of the most attractive markets in Asia for investors seeking strong rental returns. A well‑structured strategy allows investors to achieve the following performance:

Canggu and Seminyak: between 8% and 12%

Uluwatu: between 7% and 9%

Ubud: between 5% and 8%

An investor can therefore secure an appealing net return while benefiting from the market’s ongoing growth, particularly when choosing a strategic area and a villa designed to maximise rental yield in Bali.