5.48%
GDP Growth 2024
vs 5.03% National
$4.9B
Q4 2024 GRDP
IDR 78.36T
6.33M
Int'l Arrivals 2024
+19.4% YoY
1.79%
Unemployment
Lowest in Indonesia
3.80%
Poverty Rate
vs 9.03% National
Quarterly GRDP Trend (IDR Trillion)
Economic Structure (% of GRDP)
International Tourist Arrivals (Monthly 2024)
Top Tourism Source Markets 2024
4.46M
Population
5,590 km²
Area
$710.2M
FDI H1 2024
2.50%
Inflation Rate
IDR 17.99T
Total Provincial Investment
FDI: IDR 10.6T | Domestic: IDR 7.39T
50.8%
Villa Price Growth
Q1 2024 → Q1 2025
7-15%
ROI Range
Premium up to 20%
Average Villa Price Trend 2024-2025
Median Sold Price 2024: $299K
Land +50% since 2019 | Hotspots: Berawa, Canggu, Pererenan
Investment Area Comparison
| Area | Villa Price Range | Land $/m² | Built $/m² | ROI | Occupancy | ADR | Target Market |
|---|---|---|---|---|---|---|---|
| Canggu | $300K - $1M | $214 - $270 | $1,671 | 7-15% | 44-65% | $217 | Digital Nomads, Expats |
| Berawa | $250K - $900K | $270+ | $1,618 | 9-15% | 48-52% | $200 | Premium STR |
| Seminyak | $300K - $1.5M | $250+ | $1,224 | 8-15% | 45-51% | $290 | Luxury, High-end |
| Uluwatu | $150K - $1.2M | $150 - $200 | $966 | 10-16% | 70-85% | $225 | Luxury Clifftop, Surf |
| Pererenan | $180K - $600K | $180 - $220 | $1,200 | 12-18% | 45-48% | $165 | Surfers, Nomads |
| Ubud | $100K - $600K | $100 - $150 | $427 | 8-12% | 65-85% | $120 | Wellness, Culture |
| Sanur | $150K - $400K | $100 - $150 | $600-800 | 6-10% | 70-80% | $100 | Families, Retirees |
| Nusa Dua | Premium Resort | Premium | RevPAR $115 | 8-14% | 71.74% | $154 | 5-Star, MICE |
| Jimbaran | Premium Beach | ~$312/m² | Premium | 8-12% | 65-75% | $140 | Family Resort |
Investment Score by Area
70,000+
Active Listings
Bali-wide
65%
Avg Occupancy
Annual Average
$20,774
Avg Annual Revenue
+4% YoY
$98
Average ADR
+5% YoY
Annual Revenue by Area
YoY Revenue Growth by Area
Short-Term Rental Performance (Airbnb)
| Area | Listings | Avg Annual Revenue | Occupancy | ADR | YoY Growth | Top 10% |
|---|---|---|---|---|---|---|
| Seminyak | 1,739 | $37,008 | 45-51% | $290 | +0.7% | 88%+ Occ |
| Berawa | 1,618 | $32,000 | 48-52% | $200 | +12% | 85%+ Occ |
| Uluwatu | 1,844 | $32,000 | 50% | $225 | +8% | 86%+ Occ |
| Canggu | 4,534 | $28,500 | 44-49% | $217 | +10.6% | 87%+ Occ |
| Pererenan | 1,200 | $26,000 | 45-48% | $165 | +15% | 83%+ Occ |
| Ubud | 2,800 | $18,500 | 42% | $95 | +16.5% | 80%+ Occ |
| Sanur | 800 | $17,800 | 40% | $85 | -1.2% | 75%+ Occ |
Seasonal Occupancy Pattern
Guest Demographics
Seasonal Patterns: Peak Season (Jul-Aug, Dec-Jan): 70-90% occupancy, prices 2-3x | Low Season (Feb-Jun, Sep-Nov): 40-55% occupancy | Guest Origin: 96% international (USA, Australia, India top sources)
Emerging Investment Areas
Pererenan
$180-220/m² — 15-25% below Canggu prices. Fast growing, surfer-friendly.
Seseh
$120-180/m² — Dubbed "Next Canggu". Rice fields, beachfront, early stage.
Munggu
Similar profile to Canggu but quieter. Value play with growth potential.
Tumbak Bayuh
Wellness-focused inland area. Retreat & eco-tourism positioning.
Tabanan (Kedungu)
$100-150/m² — 40-50% below Canggu. Early stage, surf corridor.
North Bali
$80-120/m² — 50-60% below South Bali. New airport planned for 2027.
Amed
From $279K villas — 92% occupancy. Diving & eco-tourism hub.
Key Infrastructure Projects
North Bali International Airport
$3B investment, 32M passenger capacity. Target: 2027
Bali Urban Rail (LRT)
30km network connecting key tourism zones. Target: 2028
Gilimanuk-Mengwi Toll Road
96km corridor connecting West Bali to airport region
Bali International Hospital
Medical tourism infrastructure development
Universal Studios & Theme Park
60-hectare development. Major tourism diversification play
Critical Risk Factors
Water Crisis
Critical
Groundwater depletion, saltwater intrusion, insufficient infrastructure
Tourism Monoculture
High
21.75% of GRDP from accommodation/F&B. Vulnerable to disruptions
Overtourism & Infrastructure
High
Traffic congestion, waste management, carrying capacity concerns
Cultural Commodification
Medium
Balancing growth with preservation of Balinese cultural identity
2025-2026 Regulatory & Market Trends
📋
6 regencies halt new hotel permits from 2026
✅
Badung & Gianyar NOT in moratorium — key investment zones remain open
🌿
Eco/wellness properties commanding 10-15% premium
📱
Digital land registry rolling out in Badung & Gianyar
🏢
Foreign ownership via Leasehold (25-30yr) or PT PMA structure
📈
88% of investment concentrated in South Bali (Sarbagita region)
Emerging vs Established: Land Price Comparison ($/m²)
Bali Villa Investment ROI Calculator
Model your investment returns based on real market data. Adjust inputs to match your target property and see projected returns over 5 years.
Property Details
Revenue Assumptions
Operating Costs
Growth Assumptions
Investment Summary
Total Investment$390,000
Gross Annual Revenue$42,705
Net Annual Income$24,198
Year 1 Cash ROI6.2%
Break-Even~16.1 years
5-Year Projection
Year-by-Year Breakdown
| Year | Gross Revenue | Net Income | Cumulative | Property Value | Total ROI |
|---|