I’ve seen hundreds of investor decks for Bali villas. Most look incredible on paper. Revenue projections, occupancy estimates, beautiful net income numbers.
But here’s what they conveniently leave out:
- Land lease, amortised annually
- PBB property tax
- Income tax (PPh 10%)
- Pool & garden maintenance
- Utilities: Wi-Fi, electric, water
- Repairs & replacement fund
- OTA commissions (15% average)
When you add it all up, these “hidden” costs eat more than 60% of claimed net income.
The pitch deck says 26.8% ROI. The reality? About 9.6%.
But here’s the important part: 9.6% is still excellent compared to most global real estate markets. The problem isn’t Bali. It’s that inflated expectations lead to bad decisions.
Know your real numbers → build real wealth. Chase fantasy ROI → lose real money.
Numbers drawn from 150,000+ m² of projects across Canggu, Seminyak, and Uluwatu.