Bali (central)

As of June 2026, Ubud, Seminyak, Canggu, Sanur have 7,397 active Airbnb and VRBO listings. This represents a 6% increase from the previous year.

The average Airbnb or VRBO in Bali (Central) generates Rp267M per year. High-performing properties earn Rp1251M/year, while low-performing properties earn Rp64M/year. Despite flat 2-year supply, a 6.4% YoY supply increase combined with -28.5% revenue decline and 26% occupancy signals intensifying competition outpacing demand, with the 4.7x revenue gap between high and average performers indicating significant differentiation among listings.

Airbnb and VRBO can be profitable in Bali (Central). Average annual revenue is Rp267M with 26% occupancy. High-performing properties earn up to Rp1251M/year. Despite modest supply growth, revenue declined significantly year-over-year, indicating demand softening relative to available inventory. The substantial gap between average and high-performing properties suggests market winners are capturing disproportionate share in a competitive environment.

The average occupancy rate for Airbnbs and VRBOs in Bali (Central) is 26%. This occupancy level, combined with an average nightly rate of Rp2603K, results in a RevPAR (revenue per available room) of Rp569K per day.

4+ bedroom properties demonstrate the strongest performance in Bali (Central), with annual revenue of Rp862M. These properties balance operating costs and rental demand most effectively in the Bali (Central) market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Bali (Central) area. Ubud: Moderate. Business license (ITAS), tourism permit required. Enforcement increasing but inconsistent, many operate informally. Seminyak: Moderate. ITAS license, zoning compliance needed. Tourist areas tolerated, enforcement selective, periodic crackdowns occur. Canggu: Lenient. Same permit requirements exist but rarely enforced. High density of unlicensed rentals operating openly. Sanur: Moderate. Permits required, older regulations. Enforcement lighter than Seminyak, established operations generally tolerated. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Bali (Central) Airbnb and VRBO market is currently showing balanced conditions. Supply has grown 6% year-over-year, while RevPAR has decreased 28%. This indicates balanced supply-demand dynamics. The wide gap between high-performing properties ($1.25M) and average revenue ($267K) suggests significant performance variance, reflecting intensifying competition where market positioning increasingly determines returns.

Launch around April, 2-3 months before peak summer season (July peaks). This pre-peak timing lets you build reviews when competition is -36% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (March-November) when gaining traction is harder.

The most common amenities in Bali (Central) listings include: Air Conditioning (95%), Kitchen (92%), Pool (88%), Tv (67%), Balcony (50%). Amenities that boost revenue the most include Pool, Tv, Air Conditioning, with Pool properties earning approximately 132% more (Rp664M/year vs Rp286M/year).

Monthly estimated revenue per listing in Bali (Central) over the last 12 months: May: Rp18M, June: Rp19M, July: Rp23M, August: Rp22M, September: Rp18M, October: Rp17M, November: Rp13M, December: Rp15M, January: Rp16M, February: Rp13M, March: Rp15M, April: Rp18M. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Bali (Central) is Rp2603K, up 5% year-over-year. By property size: 1-bedroom properties average Rp1392K/night, 2-bedroom properties average Rp2578K/night, 3-bedroom properties average Rp4258K/night, 4+ bedroom properties average Rp8322K/night. Rates peak in August and are lowest in March.

Guests in Bali (Central) book an average of 31 days in advance, down 23% from last year. By property size: 1-bedroom: 27 days, 2-bedroom: 33 days, 3-bedroom: 37 days, 4+ bedroom: 43 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Bali (Central) Airbnb and VRBO market has seen the following changes: supply grew 6%, revenue per listing decreased 28%, occupancy fell 26%, average nightly rates increased 5%, and lead time decreased 23%. The supply-demand imbalance—where new listings outpace booking demand—intensifies competition and compresses margins despite rate increases. The vast performance gap between high and average earners suggests market bifurcation, where differentiated properties capture disproportionate share.

In Bali (Central), Saturday sees the highest booking demand while Sunday has the lowest. Nightly rates peak on Saturday and are lowest on Wednesday.