Bali Villa Occupancy Rates: What Investors Should Expect
What occupancy can a Bali rental villa realistically expect? BPS data shows 60 to 75 percent annually, with clear peaks in July to August and at Christmas.
A well-positioned Bali rental villa can realistically expect annual occupancy in the range of 60 to 75 percent, based on official accommodation data and short-term rental platform figures. Location, management quality, and the time of year each move that figure considerably.
The clearest benchmark comes from BPS Statistics Indonesia, which publishes monthly Room Occupancy Rates (TPK) for Bali's classified hotels. The annual average for star-rated accommodation reached 62.36 percent in 2024. Monthly figures show the seasonal spread: January 2024 came in at 56.27 percent while August 2024 hit 70.16 percent. Privately managed villas on short-term rental platforms track a similar arc; Airbtics reported a median occupancy of roughly 63 percent for Bali listings across the February 2025 to January 2026 period.
Seasonality is the factor that matters most for yield planning. Bali has two demand peaks. The dry-season peak (July through August and the Christmas to New Year window) pushes prime-zone properties toward 75 to 85 percent occupancy. The shoulder months of February through May see that drop to 45 to 55 percent. Bali's rainy season does not deliver the near-shutdown seen in parts of Thailand. International arrivals grew 19.4 percent in 2024 to 6.33 million visitors, and sustained long-haul demand from Australia, the US, and Europe keeps off-season occupancy from falling as steeply as it does in markets with narrower visitor bases.
Location amplifies the effect. Villas in Canggu, Seminyak, and Uluwatu carry deep booking-platform histories and proximity to surf and dining that keeps guests coming in quieter months. Emerging areas such as Tabanan and Kaba Kaba offer lower entry prices and growing demand driven partly by the Nuanu Creative City development, though their occupancy track records are still short. Management quality runs a close second to location: professionally operated properties that handle dynamic pricing, photography, and guest communications typically outperform self-managed equivalents by 10 to 15 percentage points on annual occupancy.
One factor worth noting: active listings in Bali grew roughly 18 percent year-on-year through 2025, which puts downward pressure on average daily rates even while occupancy stays broadly stable. A villa with differentiated design or a distinct amenity set holds its bookings better as the market deepens. These figures are a guide for due diligence, not a guaranteed return. Actual performance depends on the specific property, the operator you appoint, and market conditions that can change. This is not financial advice; consult a qualified property adviser before committing capital.
Frequently asked questions
What is the average occupancy rate for Bali villas in peak and off season?
In peak season (July through August and the Christmas to New Year window), well-managed villas in prime zones commonly reach 75 to 85 percent occupancy. In the shoulder months of February through May, the same properties typically see 45 to 55 percent. BPS Statistics Indonesia data for star-rated accommodation in Bali shows an annual average of 62.36 percent for 2024, with August hitting 70.16 percent and January at 56.27 percent. Short-term rental platforms report a similar mid-year median for private villa listings.
How does Bali villa occupancy compare to Phuket or Mykonos?
Direct comparison is difficult because reporting methods differ across markets. Bali's year-round visitor base, drawing both short-haul travellers from Australia and long-haul arrivals from the US and Europe, produces a more even occupancy curve than Phuket, where demand outside the November to April high season can fall sharply. Mykonos is intensely seasonal with very high occupancy from June to September but near-zero from October to May. Bali's annual average of roughly 62 to 63 percent across all classified accommodation is higher than many island leisure markets maintain across a full twelve months.
What factors most affect Bali villa occupancy rates?
Location is the largest single factor; established short-stay zones in Canggu, Seminyak, and Uluwatu consistently outperform newer or off-track areas. Professional management that handles dynamic OTA pricing, high-quality photography, and prompt guest communications typically adds 10 to 15 percentage points to annual occupancy compared with self-management. Villa design quality and distinctiveness matter increasingly as the number of active listings grows. Finally, booking-window timing: demand for peak-season dates accelerates 6 to 8 weeks out, and operators who adjust minimum-stay rules and pricing at that point capture the highest average daily rates.
Sources
- BPS Statistics Indonesia Bali Province: Room Occupancy Rate Accommodation Bali Province 2024 - annual star hotel TPK 62.36 percent (Tier 1)
- BPS Statistics Indonesia Bali Province: Tourism Overview August 2025 - monthly TPK data including August 2024 peak at 70.16 percent (Tier 1)
- BPS Statistics Indonesia Bali Province: Foreign Tourist Statistics of Bali Province 2024 - 6.33 million international arrivals, 19.4 percent annual growth (Tier 1)
- Airbtics: Bali Airbnb Data 2026 - median short-term rental occupancy approximately 63 percent for the February 2025 to January 2026 period (Tier 2 industry data)
This article is general information, not financial, legal or tax advice. Any yield, price or appreciation figures are ranges and not guarantees. Confirm current pricing, ownership structures and regulations with the OMA Townhouse team and a qualified adviser before you commit.