Bali market data,
once a month.
A free monthly note on what is moving in Bali real estate: rental demand, villa income, neighborhood supply, pricing pressure, and the small signals investors should be watching.
- Which neighborhoods are gaining supply and which are cooling
- What occupancy and nightly rates are actually doing month to month
- The signals worth watching before committing to a location
- Written for buyers and investors who want evidence, not opinions
Did you know that in Canggu...
The short-term rental market has become more competitive. Supply is up, recent occupancy momentum is softer, and the gap between average villas and well-run villas is getting harder to ignore.
4,035
Active listings
28% increase from 3,152 active listings in May 2024.
$222
Avg nightly rate
The market-wide pricing benchmark across active villas.
Jul-Aug
Peak season
Highest earning window, with roughly $3,942/mo average revenue.
Supply read
Meaningful supply growth
More active listings means design, reviews, and pricing discipline matter more than before.
Demand read
Demand is softer
19.9% decrease in recent occupancy momentum means average listings need to work harder.
Investor read
Execution matters more
The market can still work, but the average villa is more exposed than it was a year ago.
Supply and demand trends
The useful read is not “Canggu is good” or “Canggu is bad.” It is that competition is expanding faster than easy demand. Underwrite with conservative occupancy and make the listing quality obvious from day one.
2BR annual revenue range
Revenue tiersBelow $23,083
Bottom 25%
$23,083-$30,789
Below median
$30,789-$46,048
Above median
$46,048-$61,670+
Top quartile
Agents quote top performers. Underwrite from the median. The top quartile is what strong positioning and pricing can unlock.
2BR monthly revenue range
Top / median / bottomFor 2BR villas, seasonality matters. In strong months, the gap between weak and strong listings gets wider.
Baseline
$30,789/yr median
This is the conservative earning anchor for underwriting the average comparable 2BR listing.
Target
$46,048/yr top quartile
This is the realistic target for a well-positioned property with stronger pricing, design, and review quality.
Pricing spread
63% ADR gap
Top-quartile ADR is $166/night versus $102/night at the bottom quartile.
What you get every month.
Short on purpose. One read, one coffee, and you know whether anything in the Bali market deserves a closer look this month.
Market notes
A plain-English read on what we are seeing across Bali villa, land, and rental markets.
Data snapshots
Small charts and benchmarks around supply, revenue, occupancy, ADR, and neighborhood movement.
Buyer questions
The questions worth asking before you take a developer projection, an agent estimate, or a lease term at face value.
Common questions.
Is this a paid report?
No. This page is for the free monthly Bali market note. The paid report is for checking one exact location when you want deeper numbers.
Who is it for?
Buyers, villa owners, agents, operators, and investors who want to follow Bali real estate without relying only on listings and opinions.
What kind of data do you use?
We use professional data providers, government sources, and internal market research. The goal is not to publish every raw number. It is to explain the parts of the market that look useful.
Which areas do you cover?
We focus on active Bali investment areas such as Canggu, Seminyak, Ubud, Uluwatu, Sanur, Pererenan, and other neighborhoods where villa supply and rental demand are meaningful.
How often will you email me?
Once a month, unless there is something genuinely worth a short extra note. You can unsubscribe any time.
Why ArthaBase writes this note.
ArthaBase grew out of The Bali Homes, a Bali real estate agency active since 2022. Buyers kept asking for the same thing: less noise, more evidence.
The two are now independent. The Bali Homes stays close to buyers, sellers, and real transactions. ArthaBase focuses on the data behind those conversations — the kind buyers rarely see before they sign.