Renting Out a Villa in Berawa
A villa here can earn a reported 8 percent or a projected 17 per cent, and the difference has almost nothing to do with which street it sits on. Here is what the numbers actually say, and what still has to be checked before any of them apply to you.
What a Long-Term Let Actually Pays
These are annual contract rents in Umalas, aimed at longer-stay tenants rather than nightly guests, per Excel Bali's 2025-2026 figures:
| Villa Size | Annual Rent |
|---|---|
| 2-bedroom | IDR 380m-500m |
| 3-bedroom | IDR 556m-667m |
| 4 to 5-bedroom | IDR 750m-1.2bn |
Nightly Rates Sit in a Wide Band
Short-stay guests across the wider Canggu corridor pay an average nightly rate of USD 185 to 215, per Jarniascyril's 2025-2026 data. A specific villa can land well outside that band depending on its size, its finish, and how aggressively it gets marketed on the booking platforms.
Yield Depends on Who's Running It
One agency's 2026 guide reports gross yields for this strip running 8% to 12%; a separate investment guide instead projects a well-operated villa at 15 to 17 per cent gross, or 9% to 13% net for a professionally managed property in a prime spot. That spread is the clearest evidence available that management, not the street address, drives the return:
- A passive owner should expect the lower end of the reported range.
- A well-managed villa can reach the projected upper figures, never a guarantee.
Every one of these numbers is a projection or a reported figure, never a promise.
Occupancy Swings Hard by Season
Peak periods, July to August and the 20 December to 8 January window, book at 88% to 96%, per Jarniascyril. Low season, February to March and November, can fall to 35% to 62%. Averaged across the full year, occupancy for the wider corridor runs around 78%, a figure that hides a genuinely large seasonal gap underneath it.
Zoning Still Decides What You Can Rent
A villa's colour classification decides whether nightly letting is even allowed before yield or occupancy matters at all. Pariwisata-zoned ground close to the beach clubs permits short-term rental outright; residential-zoned ground inland allows the home itself but not automatic daily letting. Verify which zone your specific block sits in before you market a single night.
The Licence Check Coming by 31 May 2026
Booking platforms were first told to have every listing's licence verified against the government's NIB and KBLI database by an earlier date in March 2026; Bisnis.com reported in May 2026 that the ministry had pushed the deadline out to 31 May 2026 instead. By early May 2026, over 31,000 of more than 99,000 registered listings nationally had a verified licence, per Kompas Travel, and reporting into August 2026 still described thousands of listings at risk of removal from platforms including Airbnb and Agoda for lacking one. Confirm your own villa's NIB and KBLI status well ahead of that date.
What Tax Applies to Your Rental Income
A tax resident in Indonesia pays a flat, final 10% on the rental income received. A non-resident instead faces 20% withholding under PPh 26, and only a valid tax treaty with the correct domicile paperwork can bring that rate down. Confirm this against your own accountant before you rely on either number.
General information, current September 2026. Not legal, tax or investment advice.
Regulations, tax treatment and capital requirements have changed repeatedly through 2025 and 2026. Take advice from a qualified Indonesian notary, an independent lawyer and your own tax adviser before committing funds.
Frequently Asked Questions About Renting
What Does a Long-Term Rental Pay in Umalas?
Two bedrooms fetch roughly IDR 380m to 500m yearly, three bedrooms move up to IDR 556m-667m, and a larger four or five-bedroom stretches to IDR 750m-1.2bn, based on Excel Bali's 2025-2026 figures.
What Nightly Rate Can a Villa Here Actually Charge?
Average nightly rates across the wider Canggu corridor sit around USD 185 to 215, per Jarniascyril's 2025-2026 figures, though a specific villa's rate still depends on size, finish and how it is marketed.
Why Do Yield Figures for This Strip Vary So Much?
One source reports 8% to 12% gross; another projects 15 to 17 per cent gross for a well-run villa. The gap is management, not location, so treat every figure here as a projection tied to its source.
How Much Does Occupancy Fall in the Quiet Months?
Peak season books at 88% to 96%, per Jarniascyril, while February, March and November can drop to 35% to 62%. Averaged across a full year, occupancy for the wider corridor runs closer to 78%.
When Do Booking Platforms Start Checking Villa Licences?
March 2026 was the ministry's first target date for platforms to verify a listing's licence against the government database; Bisnis.com's May 2026 reporting confirms that slipped to a new deadline of 31 May 2026. Confirm your own NIB and KBLI code well before then.
How Is Rental Income From a Berawa Villa Taxed?
A resident owner pays a flat, final 10% on the rent received; a non-resident instead faces 20% withholding, reduced only by a valid tax treaty plus the correct paperwork. Confirm this against your own accountant before you lean on either number.
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