DENPASAR, Bali — Bali’s holiday villa market recorded higher occupancy in October, even as average nightly rates softened and some property sellers reduced their asking prices, according to new figures released by property analytics platform Brixfox.

The company’s October update puts average Airbnb occupancy across Bali at 52.5%, up from 51.0% in September. Average nightly rates, however, slipped from US$259 to US$252, suggesting that some hosts secured more bookings while charging less per night.

The figures point to a mixed market rather than a uniform recovery. Tourist accommodation demand improved in several coastal areas, while conditions varied significantly between destinations.

Uluwatu Leads as Coastal Areas Gain Ground

Uluwatu recorded the highest occupancy among the major areas tracked, with 69.8% of available nights booked in October, up from 68.1% in September. Canggu rose from 54.4% to 58.5%, while Seminyak increased from 54.8% to 58.0%.

Pererenan registered one of the largest month-on-month gains, climbing from 50.0% to 57.3%. Sanur also improved, reaching 58.6%.

Ubud moved in the opposite direction, slipping from 51.3% in September to 48.2% in October. The report covers more than 6,300 Airbnb listings in the area, the largest rental inventory among the Bali locations tracked.

Nightly rates also varied sharply. Jimbaran had the highest average at US$511, compared with US$187 in Ubud, US$241 in Uluwatu and US$258 in Canggu. Those are market averages, not the rates achieved by every individual property.

Some Villa Sellers Reduce Asking Prices

On the sales side, about 400 of roughly 8,000 villas advertised for sale had reduced their asking prices since mid-August, according to the report. That amounts to approximately 5% of listings, with cuts typically around 10%.

The firm also recorded about 500 newly listed villas in October and roughly 400 withdrawals. Almost one-quarter of the new listings were off-plan developments.

The median asking price across the island stood at US$295,000, while 83% of villas for sale were offered on a leasehold basis.

The figures describe advertised prices and listings, rather than completed property transactions. The report also notes that expanded data coverage should not be mistaken for an equivalent increase in actual market supply.

Bingin and Uluwatu Retain Their Rental Yield Lead

In its latest estimated net rental yield ranking, Bingin led with 7.8%, followed by Uluwatu at 7.5%, Kerobokan at 6.8%, Ungasan at 6.5% and Canggu at 6.3%.

At the lower end, Jimbaran was estimated at 4.6%, Seseh/Cemagi at 4.4% and Nusa Dua at 3.8%.

“October shows a market that is healthy but becoming more realistic,” said Rogier de Groot, co-founder of Brixfox. “Rental demand on the coast is holding up well, but the price cuts we are starting to see tell us that sellers know buyers are looking closely at what a villa really earns, not just at the brochure yield.”

About the Data

The analysis draws on daily Airbnb availability calendars and villa listings from real estate agencies. Its occupancy figures treat nights that change from available to booked as reservations, while rental yield estimates factor in operating costs and tax and compare similar nearby villas.

The October figures were provisional when the report was prepared, as measurements for the final days of the month had not yet been completed.

Further market data and rental yield analysis are available through Brixfox’s Bali property platform.

The findings offer a snapshot of recent market movements rather than a definitive measure of long-term trends.