BADUNG, Bali — Bingin and Uluwatu have emerged as the top areas for estimated villa rental yields in Bali, outperforming established property investment destinations such as Canggu and Seminyak, according to a new analysis by property data platform Brixfox.

The analysis, released on October 14, 2026, examined 6,212 villas listed for sale across Bali and Lombok, comparing property prices with estimated rental income based on nearby Airbnb listings.

Bingin recorded the highest estimated median annual net rental yield at 7.7%, followed by Uluwatu at 7.3%. Canggu, one of Bali’s most popular villa investment destinations, ranked fifth at 6.0%.

Bukit Peninsula Leads Bali’s Villa Rental Market

According to Brixfox, villas listed for sale in Bingin had a median asking price of approximately USD 259,000, compared with USD 272,000 in Uluwatu and USD 300,000 in Canggu.

The analysis estimated median occupancy rates of 71% in both Bingin and Uluwatu, compared with 68% in Canggu.

Three of the four highest-ranked locations — Bingin, Uluwatu, and Ungasan — are situated on Bali’s Bukit Peninsula, where lower median asking prices and relatively strong estimated rental occupancy contributed to higher projected returns.

The findings suggest that some areas of southern Bali may offer stronger potential rental income relative to acquisition costs, although actual investment performance can vary depending on individual properties and operating conditions.

Bali’s Top 10 Areas for Villa Rental Yields

The following ranking is based on Brixfox’s estimated median annual net rental yields among areas with at least 50 villas listed for sale.

Brixfox also found considerable differences in rental performance between individual properties within the same area.

In Ungasan, for example, the median estimated net rental yield was 6.1%, while the highest-scoring 10% of villas recorded a median estimated yield of 7.4%.

Outside the top ten, Ubud and Tabanan recorded median estimated yields of 5.1% and 5.3%, respectively. However, the top-performing villas in those areas reached estimated yields of 7.2% and 7.3%.

Leasehold Properties Dominate the Market

The analysis also highlighted the prevalence of leasehold arrangements across Bali’s villa market.

According to Brixfox, between 72% and 95% of villas listed for sale in the ten highest-ranked areas were offered under leasehold agreements rather than outright land ownership.

These arrangements typically involve lease periods of approximately 25 years, after which rights to the property generally revert to the landowner, depending on the contractual terms.

Brixfox noted that its rental yield calculations do not account for the depreciation of leasehold rights over the remaining lease period, an important consideration for prospective property investors.

“Most foreign buyers look at Canggu first, but the Bukit earns more for less money,” said Rogier de Groot, co-founder of Brixfox.

“Just as important: on Bali you are usually buying time, not land. Check how many years are left on the lease before you compare yields.”

How the Rental Yields Were Calculated

Brixfox said its analysis covered 6,212 active, de-duplicated villa listings across Bali and Lombok as of October 14, 2026, for which the platform had sufficient information to estimate rental yields.

The company calculated estimated rental income using occupancy rates and nightly prices from comparable Airbnb properties, based on booking calendars tracked daily.

Its net yield calculations included property management expenses, operating costs, local rental taxes, acquisition costs, and transaction fees. However, leasehold depreciation was excluded.

The analysis used Brixfox’s Bali rental yield data to compare estimated investment performance across different locations.

Brixfox cautioned that the figures represent modelled estimates rather than guaranteed returns, with actual rental performance depending on property characteristics, management, licensing, and individual ownership circumstances.