A developer's brochure says Chinese visitors now dominate Bali tourism. According to BPS data for the first half of 2026, which country was actually the largest source of foreign visits to Bali?
- China
- Australia
- India
- United Kingdom
Australia led by a wide margin with about 802,800 visits in H1 2026, roughly a quarter of the total. China (about 285,000) and India (about 278,000) followed. In June 2026 alone, Australian passports were 25.9% of foreign arrivals, so Australians remain the core audience for Bali villas.
Databoks (Katadata), 3.2 million foreign tourist visits to Bali in H1 2026 (BPS data) (2026-08) Example figures based on BPS data: Bali received about 3.2 million foreign visits in H1 2026, of which 802,837 were Australian. What share of visits came from Australia (in %, one decimal)?
% 802,837 / 3,200,000 = 0.2509, so about 25.1%. Databoks reports 25.06% using the exact BPS total. One visitor in four is Australian, which is why Perth, Melbourne and Sydney are natural targets for Bali villa marketing.
Databoks (Katadata), 3.2 million foreign tourist visits to Bali in H1 2026 (BPS data) (2026-08) A buyer says Bali tourism grows every year, so rental income can only go up. What do the 2026 figures show?
- Arrivals rose more than 10% in 2026, so the claim holds
- Arrivals doubled after the tourist levy was introduced
- Foreign arrivals were 6.95 million in 2025, but the first eight months of 2026 were about 1.6% lower than a year earlier
- BPS stopped publishing Bali arrival data in 2026
BPS figures put 2025 at 6.95 million foreign arrivals, and January to August 2026 ran about 1.6% below the same period of 2025 (H1 was down 2.42%). Demand is still huge, but it is flat, not rising. Never build a pitch on the idea that tourism only goes up.
The Jakarta Post (sponsored content, Bali Villa Hub data), Bali long-term rentals push beyond Canggu (2026-10-14) A French colleague wants to target European buyers. Which European country sent the most visitors to Bali in H1 2026?
- France
- Germany
- Russia
- United Kingdom
The UK was 4th overall with about 138,200 visits. Russia was 7th (about 109,600) and France 8th (about 105,500). Russians are a visible buyer group in Bali, but in visitor numbers the British lead the European pack.
Databoks (Katadata), 3.2 million foreign tourist visits to Bali in H1 2026 (BPS data) (2026-08) Example figures based on AirDNA's Bali averages: a villa earns an average daily rate of USD 130 at 57% occupancy. What gross annual revenue does that imply (in USD)?
USD 130 x 365 x 0.57 = USD 27,046.5. AirDNA's own trailing 12 month revenue figure is about USD 24,800 per active listing, because averages of rate and occupancy do not multiply perfectly across 48,000 listings. Use both numbers as a sanity check against any developer projection.
AirDNA, Bali short-term rental market overview (2026-10-13) A developer promises 85% occupancy all year for a new two bedroom villa in Canggu. What is the honest benchmark to share with your client?
- Star hotels in Bali averaged about 65% in June 2026 (the highest of any province) and AirDNA shows about 57% across short-term rentals over 12 months, so 85% all year needs hard proof
- 85% is the Bali average according to BPS
- Occupancy does not matter for villas, only the nightly rate
- Short-term rentals always beat hotels by 20 points
BPS reported 64.87% occupancy for star hotels in Bali in June 2026, the best province in Indonesia, and AirDNA's 12 month average for Bali listings is 57%. A promise of 85% all year is far above both. Ask for the developer's actual booking history on comparable units.
Bisnis.com, star hotel occupancy June 2026 (BPS), Bali highest (2026-08-03) What happens when a 25 year leasehold on a Bali villa reaches its end with no extension agreed?
- The tenant automatically becomes the freehold owner
- The lease converts into Hak Pakai
- The land and the building go back to the landowner, and the remaining contract value falls to zero
- The government buys the villa at market value
A leasehold (Hak Sewa) is a right to use land for a fixed term. When it ends, the villa built on the land returns to the landowner unless the contract gives a locked extension. The last 3 to 5 years carry almost no value without that extension.
Rumavi, selling a leasehold villa in Bali (2026-09-11) Simplified example: a client pays USD 300,000 for a villa with 25 years left on the lease. Using a straight-line view (no market growth, value falls evenly with time), what is the lease worth after 10 years (in USD)?
USD USD 300,000 x 15 / 25 = USD 180,000. Real market prices follow more of an S-curve: value falls slowly in the first 10 years and faster after year 15, with discounts of 20% to 30% on leases under 15 years. Straight-line is a simple, conservative teaching tool.
Rumavi, selling a leasehold villa in Bali (2026-09-11) Example figures: a leasehold villa costs USD 250,000 with 20 years remaining and earns USD 22,000 net per year. If you treat the price as a cost spread evenly over the lease (USD 12,500 per year), what is the true annual return on the purchase price (in %)?
% Net income 22,000 minus amortisation 12,500 = USD 9,500. 9,500 / 250,000 = 3.8%. The headline 8.8% (22,000 / 250,000) ignores the fact that the asset is used up. Always show leasehold clients the return after amortisation.
Rumavi, selling a leasehold villa in Bali (2026-09-11) Example figures: a villa bought for USD 350,000 brings USD 45,000 gross rental revenue per year. Management, platform fees, staff, utilities, upkeep and taxes take 40% of that revenue. What is the net yield (in %, one decimal)?
% Net income = 45,000 x 0.60 = USD 27,000. Net yield = 27,000 / 350,000 = 7.71%. Developers often advertise the gross figure (12.9% here). Explain the gap before the client sees it in the first year's statements.
AirDNA, Bali short-term rental market overview (2026-10-13) An investor asks what Indonesia's golden visa costs through passive investments (government bonds, listed shares or mutual funds) without setting up a company. What is correct?
- USD 100,000 for 10 years
- USD 350,000 for a 5 year permit or USD 700,000 for a 10 year permit
- Any leasehold villa above USD 500,000
- Rp 2 billion in a savings account for 10 years
Individual investors who do not set up a company need USD 350,000 (5 years) or USD 700,000 (10 years) in qualifying instruments. A villa on leased land does not directly qualify. Do not promise a golden visa as a bonus of a villa purchase.
Bali Exception, Indonesia Golden Visa 2026 investor guide (2026-05-11) A retired Australian couple asks about the second home visa. What is the core financial requirement?
- Owning any villa in Bali
- USD 60,000 yearly foreign income
- USD 1 million in Indonesian shares
- Funds of at least Rp 2 billion (about USD 130,000) in an Indonesian bank, for a stay of 5 or 10 years
The second home visa asks for at least Rp 2 billion in an Indonesian bank account (some guides now also accept qualifying property ownership), for stays of 5 to 10 years. The deposit stays blocked while the visa is active. Refer the couple to an immigration agent for the current checklist.
ASEAN Briefing, Indonesia's Second Home Visa requirements (2023-05-09) A digital nomad on an E33G remote worker KITAS wants to buy a villa and collect the rental income himself. What should you tell him?
- The E33G only covers foreign-source income, so rental income from a Bali villa needs a proper structure (licensed operator or company) and tax advice
- The E33G lets him run any business in Indonesia
- He can rent it out under his personal name on Airbnb
- Rental income is tax free for KITAS holders
The E33G requires at least USD 60,000 a year in foreign income, lasts one year and excludes any Indonesian-source income. Short-term villa rental is a commercial activity that must run through a licensed entity. Point him to a lawyer and tax adviser before he signs.
Emerhub, E33G Remote Worker KITAS (2026) Immigration data show 1,274 golden visas issued between July 2024 and May 2026, worth about USD 2.9 billion. What is the right takeaway for a Bali villa agent?
- Most permits went to Australians buying villas
- The scheme has failed and has been closed
- Almost 98% of the money came from corporate investors, with Americans, Chinese and Taiwanese the top nationalities, so individual golden visa buyers are a small niche
- Every holder had to buy property in Bali
The headline sum is real, but corporate investors provided nearly 98% of it. Individual golden visa buyers are rare, and villa leaseholds are not the qualifying route. Treat golden visa questions as a referral to a specialist, not as a sales argument.
Uglobal, Indonesia's Golden Visa: 1,274 permits (Immigration data) (2026-05-27) A seller in Buleleng claims his land will double because 'the north Bali airport opens soon'. What is the status in October 2026?
- It opened in 2025
- The site at Kubutambahan, Buleleng, is in the 2025 to 2029 national development plan and the president backed speeding it up in July 2026, but it is still in planning with no construction date
- The project was cancelled by the Transport Ministry
- It is under construction with opening set for 2027
The airport is planned for Kubutambahan and sits in the RPJMN 2025 to 2029. It is not under construction and no opening date exists. Present it as a long-term possibility, never as a near certainty that justifies a premium today.
Villa Bali Sale, North Bali airport latest plans (2026-08-10) Which signal from 2026 points most clearly to oversupply risk in Bali villas?
- Bali hotels reached 100% occupancy
- The tourist levy was abolished
- Arrivals grew 15% in 2026
- One rental platform's villa listings jumped from about 2,400 in June to over 3,300 in October 2026, and new listings asked about 5% less than late 2025, while AirDNA tracks over 48,000 active short-term listings
Supply is growing faster than flat arrivals. Bali Villa Hub listings rose about 40% in four months and asking rents slipped, and AirDNA counts 48,162 active listings. Help clients choose a property that stands out (location, design, licensing) instead of one more generic two bedroom villa.
The Jakarta Post (sponsored content, Bali Villa Hub data), Bali long-term rentals push beyond Canggu (2026-10-14) A client wants to build a rental villa on productive rice field land in Tabanan. Which regulatory risk do you flag first?
- None, rice fields are the cheapest legal option
- In September 2025 Governor Koster told regents and mayors to stop issuing new hotel and villa permits on productive farmland, so the project may never get licensed
- Only the colour of the roof is regulated
- Farmland can be rezoned automatically after 5 years
A full moratorium was discussed in 2024 but not enacted. Instead the governor ordered a stop to new hotel and villa permits on productive farmland in September 2025, and green (agricultural) zones are blocked for rentals. Always run a zoning check before any deposit.
The Jakarta Post (sponsored content, Bali Villa Hub data), Bali long-term rentals push beyond Canggu (2026-10-14) According to Bali Villa Hub listing data reported in October 2026, which area had the highest median asking rent for a two bedroom villa on a monthly lease?
- Pererenan, at about USD 2,414 per month
- Kuta
- Ubud
- Lovina
Pererenan led at about USD 2,414 per month, ahead of Seseh (about USD 2,232). Canggu, Uluwatu and Tabanan sat around USD 2,039 to 2,070, and the island median was about USD 2,044. Note that this is sponsored content using one platform's own data.
The Jakarta Post (sponsored content, Bali Villa Hub data), Bali long-term rentals push beyond Canggu (2026-10-14) Example figures: a two bedroom villa in Pererenan rents on a yearly contract at USD 2,414 per month. The leasehold costs USD 280,000. What is the gross rental yield (in %, one decimal)?
% 2,414 x 12 = USD 28,968. 28,968 / 280,000 = 10.35%. This is gross: deduct maintenance, taxes (such as the 10% final tax on rental income) and amortisation of the lease before calling it a return.
The Jakarta Post (sponsored content, Bali Villa Hub data), Bali long-term rentals push beyond Canggu (2026-10-14) A Jakarta family wants a Bali villa. Bank Indonesia held the BI Rate at 5.75% in July 2026 after 100 basis points of hikes that year, with the rupiah near 17,900 per USD. What should you keep in mind?
- Indonesian buyers cannot buy in Bali
- Rates were cut to zero, so mortgages are free
- As Indonesian citizens they can hold freehold Hak Milik, but higher rates make mortgage finance more expensive, so check their borrowing plan early
- They must use a PT PMA
Indonesians can own Hak Milik title, which foreigners cannot. But 100 bps of hikes in 2026 pushes up mortgage (KPR) costs, so many Jakarta buyers will pay cash or need a smaller budget. Qualify their financing before viewings.
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