Tool
What does this property actually return?
Model what a Bali property actually returns: occupancy, platform commission, PB1, management and running costs — and, on a time-limited right, the amortisation that turns an advertised 12% into something very different.
Do you get your money back?
Cumulative position across the term — you start at minus your capital, and the line is where you stand each year. Anything below zero at the end is a loss, whatever the yield said.
Where a year of revenue goes
The advertised yield is the whole bar. What reaches you is the last segment.
What the right itself is worth
A time-limited right depreciates towards its residual as the clock runs down. This is the cost nobody puts in the projection, and on a lease it ends at zero.
How this differs from the yield you were quoted
Most Bali villa yields are quoted gross: annual revenue divided by purchase price. That figure ignores OTA commission, the 10% PB1 regional accommodation tax, management fees, staffing, refurbishment and income tax. Once those are applied, an advertised 12% commonly lands between 4% and 6%.
On a leasehold there is a further deduction that is almost never shown. A 25-year lease is a wasting asset: you are buying 25 years of use, after which the land and everything built on it revert to the owner unless the lease contains an enforceable, priced extension clause. Amortising the premium over the remaining term is the only way to compare a leasehold against a freehold purchase honestly.
The defaults above are deliberately middle-of-road, not optimistic. Change them to your actual numbers. If a seller's projection cannot survive being typed into this page, that is the answer.
What this does not model
Capital appreciation, currency movement, financing costs, and the risk that the property cannot legally be operated as short-term accommodation at all. That last one is not a rounding error — Bali closed the villa and homestay business classifications to new foreign-owned companies in July 2026, and zoning determines whether nightly rental is permitted on the plot before any of these numbers matter.
Send me the seller's projection.
If you have a yield sheet from an agent or developer, send it to me with the location and the title type. I'll tell you which assumptions break first — the occupancy, the lease term, the licence, or the zoning. No charge, and no pitch.
Kai — Bali property adviser