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Bali marketing quotes 12 to 20 per cent gross as a matter of routine. This takes the same numbers and shows what survives the operator, the running costs, the fixed charges and the tax.
A villa at , let at a night.
A worked example. Put in the brochure’s price and nightly rate, then each year’s occupancy below.
In a typical year, it lets 237 nights and pays you $24,667.
237 nights let and 128 empty.
Each dot is one night. Click or drag along them to set how many are let in a typical year.
Which year to look at
Keep these figures, or send them to whoever you are buying with.
Of every $100 of rent, $50 reaches you.
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At launch, every development on Curated opens this calculator on its own figures. We will write when the first ones go live.
The final tax is charged on gross rent, so it does not shrink when your costs rise. That is what “final” means, and it is the single largest reason brochure yields and achieved yields diverge.
The nightly rate is what guests pay. Bali operators pay the booking platforms out of their own commission, so the platforms’ cut is not taken off again here; if yours passes it on, add it to the operator’s commission.
A typical year is our figure for a well-run villa in a good location, where Bali lets 55 to 75 per cent of nights. A slow year is below that range, as a weak season or a weak operator produces.
Nothing here accounts for capital growth, for lease decay if you are buying leasehold, or for tax in your own country on money you take out. It is a rental model, not a return model.
Four deductions, in the order they hit. The operator takes fifteen to twenty-five per cent of gross before anything else. Running costs (cleaning, linen, utilities, consumables) take another ten to fifteen. Tax on the rental of land and buildings takes ten per cent of gross, and because it is a final tax it is charged on the top line rather than on what is left, so it does not fall in a bad year. Then the fixed charges arrive whether or not anybody stayed.
Net lands well below gross: four to eight per cent against a marketed fourteen is the usual shape of it. The useful move is not to argue about the headline but to ask the operator for the two numbers underneath it: last year’s occupancy on comparable units nearby, and the average nightly rate they actually achieved, not the rate card. Put those in above. If nobody will give you either, you are being sold a projection, and stage 08 sets out what letting it really involves.
Two things this model deliberately leaves out. Capital growth, because nobody in Bali can evidence it: there is no published sold-price series to draw one from. And lease decay, because if you are buying leasehold your asset is shrinking under the income, which is a separate calculation and has its own tool.
Seven questions about your stay permit, your horizon and what you want the place for. It names one of leasehold, Hak Pakai or a PT PMA, and shows what taking it costs you.
BPHTB, notary, diligence, company setup, furnishing, then what it costs you every year, which nobody quotes. Every line explained and totalled.
A lease is a wasting asset and it does not waste in a straight line. Drag the years and watch where the value actually goes.