- Gross yields of 10–18% are real; net is 3–5 p.p. lower after honest accounting.
- The formula: nightly rate × 365 × occupancy, minus platforms, management, tax and upkeep.
- DOMA's delivered villas run at 87% occupancy and 12.8% actual net yield.
- Off-plan adds a second engine: +15–30% capital growth by completion.
“Guaranteed 20%” is the most expensive phrase in Bali real estate. Real villa economics are simpler and better: a transparent formula where every variable can be checked. Let's count the way owners count, not the way brochures do.
The honest formula
Gross revenue = nightly rate × 365 × occupancy. From it subtract: platform fees (~15%), management (20–25% of the remainder), income tax (~10%) and running costs (pool, garden, utilities, small repairs — call it $4,800/year for a 1BR). What is left, divided by the purchase price, is your net yield.
A worked example
2BR villa at $139,000, rate $120/night, occupancy 87%: gross ≈ $38,100. After platforms ≈ $32,400; after management ≈ $24,300; after tax ≈ $21,900; after running costs ≈ $17,100 net. That is ≈12% — and it matches what the delivered villas we track actually pay. Model your own scenario in the ROI calculator — the same formula, open coefficients.
What moves the number
Occupancy is management quality (how to choose the company); the rate is product quality — views, design, reviews. A mediocre villa with great management beats a great villa with lazy management, every year.
FAQ
Are the 87% and 12.8% audited?
They are operating figures from DOMA's delivered villas; listing histories and reports are shown to buyers on request.
What occupancy should I model conservatively?
Use 70–75% for a stress case. Ubud's year-round retreat and long-stay demand keeps well-run villas above that.
When does income start?
Villas are handed over rental-ready; first bookings typically land within weeks of going live.