What does the DOMA Ubud Villa Index show?

A composite state of Ubud's villa market in one number: entry price, rental economics (RevPAR), net yield and supply balance. Base Q3 2026 = 100: above 100 the market is stronger than base, below — softer.

How is it different from agency reports?

Agencies publish listing prices. DUVI adds what open data lacks: actual occupancy, rates and net yields of operating managed villas — folded into a reproducible formula.

How often is it published?

Data is collected monthly by automated monitoring of 20 platforms; the index is published quarterly. Subscribe via WhatsApp or Telegram.

Can I cite the index?

Yes, with attribution: “DOMA Ubud Villa Index, domabali.com/index/”. Full data tables are available on request.

DOMA Research · Issue 1 · Q3 2026

DOMA Ubud Villa Index

A quarterly composite index of Ubud's villa market: entry price, rental economics, net yield and supply — in one number. The only Bali index built on operating data from real villas.

100.0DUVI · Q3 2026 · base quarter = 100

$139kminimum entry, Ubud

$220k2BR median, Ubud

$1042BR RevPAR, market

87%DOMA occupancy

12.8%DOMA net yield, actual

Index composition

Four sub-indices

Weight 35%

P · Entry price

100.0

Median 2BR leasehold villa in Ubud: $220,000. Off-plan lowers the entry to $139,000.

Weight 30%

R · RevPAR

100.0

ADR × occupancy. Market: $165 × 63% ≈ $104/night. DOMA-managed villas: $144.

Weight 20%

Y · Yield

100.0

Market net yield 6–13% (midpoint 9.5%). DOMA actual — 12.8%.

Weight 15%

S · Supply

100.0

5,711 active villa listings. Wide choice for buyers; counted on an inverse scale.

Q3 2026 is the base quarter: all sub-indices equal 100. From the next issue this page will show quarter-on-quarter dynamics.

Section 1

Entry prices: Ubud and other Bali locations

1–2BR villas, leasehold, from

Ubud · off-plan (DOMA Mirador)$139,000

Ubud · finished villas≈$220,000

Canggu / Pererenan≈$300,000

Uluwatu / Bukit≈$280,000

Island median$256–299k

Off-plan in Ubud is the most accessible entry into an investment villa in Bali, and the price growth to completion stays with the buyer.

Land, $/m²

Ubud (outskirts)$250

Ubud (near center)$750

Canggu$1,100–1,400

Seminyak$1,500+

Land in Ubud costs 2–4× less than coastal locations — the main source of Ubud's price advantage.

Section 2

Rentals: rate, occupancy, RevPAR

Occupancy, annual

DOMA villas (Ubud)87%

Bali prime properties70–85%

Island average60–65%

A 20+ p.p. gap between the average and a managed villa: rating, dynamic pricing and response speed matter more than location.

RevPAR = ADR × occupancy, 2BR

Ubud market$104/night

Prime properties$129/night

DOMA villas$144/night

RevPAR is more honest than the nightly rate: it counts both the price and the empty dates. It is what drives a villa's annual revenue.

Section 3

Yield and supply

Villa yields, annual

Gross (market)10–18%

Net (market, after costs)6–13%

DOMA net, actual12.8%

Net runs 3–5 p.p. below gross: platform fees, management, tax, upkeep. Methodology — in the ROI calculator.

Supply (active villa listings)

Bali.RealEstate (aggregator)5,711

Bali Villa Realty1,400+

Kibarer Property1,000+

Choice is wide right now — a good moment for buyers. Ubud looks the most resilient: retreat and long-stay demand is stable year round.

Methodology

DUVI = 0.35·P + 0.30·R + 0.20·Y + 0.15·S

Sub-index	Weight	Measures	How it is computed
P · Entry price	35%	Cost of entering the market	Median 2BR leasehold villa price in Ubud across 20 platforms, normalized to the base quarter
R · RevPAR	30%	Rental economics	2BR ADR × average occupancy; sources — open rental-platform data and DOMA operating data
Y · Yield	20%	Return on capital	Net annual yield after platform fees, management, tax and upkeep (DOMA ROI-calculator methodology)
S · Supply	15%	Supply-demand balance	Number of active villa listings (inverse scale)

Base: Q3 2026 = 100. Cadence: monthly data collection, quarterly publication. Collection: automated monitoring of Bali's 20 largest platforms and developers + operating data from 30+ DOMA villas (4,000+ Airbnb reviews). Revisions: when data is refined, past values are recalculated and flagged in the issue.

Scope: 1–3BR leasehold villas in Ubud and aggregated listing data, not closed transaction prices; issue 1 is the base — dynamics appear from issue 2.

Issue 1 sources: Kibarer Property, Bali Home Immo, Bali Villa Realty, Bali.RealEstate, Balitecture, Investland Bali, Magnum Estate, Coco Development Group, Bale Bali · DOMA operating data · July 2026.

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