Bali villa ROI calculator
This calculator lets you build your own rental income scenario for a Bali villa: enter a purchase price, expected nightly rate, occupancy, and running costs, and see what that combination implies for yield and payback.
It exists to help you stress-test numbers an agent or listing gives you, and to see how sensitive a deal is to occupancy dropping or costs rising, before you get emotionally attached to a property.
Your scenario inputs
Estimated results
- Total invested capital
- $334,000
- Estimated gross annual revenue
- $52,195
- Estimated operating expenses
- $35,168
- Estimated net operating income
- $17,027
- Gross yield
- 15.6%
- Net yield
- 5.1%
- Estimated payback period
- 19.6 years
- Break-even occupancy
- 32.4%
These figures are calculated only from the values you entered. They are a user-input scenario, not a forecast, valuation or guaranteed return.
How these numbers are calculated
- gross annual revenue = nightly rate × 365 × occupancy%
- variable costs = gross revenue × (management% + platform fees%)
- fixed costs = (monthly utilities × 12) + maintenance + taxes & insurance + reserve
- operating expenses = variable costs + fixed costs
- net operating income = gross revenue − operating expenses
- total invested = purchase price + closing & legal costs + furnishing/renovation
- gross yield = gross revenue ÷ total invested
- net yield = net operating income ÷ total invested
- payback period = total invested ÷ net operating income
- break-even occupancy = fixed costs ÷ (nightly rate × 365 × (1 − variable rate))
Which inputs matter most
Purchase price and any acquisition costs (legal fees, taxes, agent commission) set your capital base — underestimating them is one of the most common ways a deal looks better on paper than in reality.
Average daily rate and occupancy together determine gross revenue. Occupancy is usually the more volatile of the two: a villa that looks strong at 70% occupancy can look very different at 45%, which is why the break-even occupancy figure matters more than a single optimistic scenario.
Operating costs — management fees, staff, maintenance, utilities, marketing, land/villa tax, insurance — are frequently underquoted in early conversations. Include realistic figures rather than the lowest number you've been told.
Gross yield vs net yield
Gross yield is annual rental revenue divided by total acquisition cost. It's a quick comparison tool but ignores running costs, so it will always overstate what actually reaches your pocket.
Net yield subtracts operating costs (and, if you include it, management or agency fees) from revenue before dividing by acquisition cost. It is the more honest figure for comparing opportunities and should be the one you weight most heavily.
Payback period and break-even occupancy
Payback period is roughly how many years of net income it would take to recover your initial capital, all else being equal — it's a simplification, not a discounted cash-flow model, but it is useful for comparing scenarios quickly.
Break-even occupancy shows the minimum occupancy at which the property covers its operating costs. Comparing this to realistic occupancy for the area and property type is often more informative than the headline yield figure.
What this calculator is not
This tool models the scenario you enter. It is not a forecast, a valuation, an appraisal, or a guaranteed or projected return, and it does not reflect the actual performance of any specific listing. Historical or hypothetical occupancy and rate assumptions do not predict future results.
Real bookings, seasonality, currency movements, regulatory change, and the quality of on-the-ground management can all move actual results well above or below what any calculator shows. Always verify inputs with independent sources and, ideally, a local property manager's real trading data before relying on a number.
Frequently asked questions
- Can I trust the yield an agent quotes me?
- Treat any quoted yield as a claim to verify, not a fact. Ask for the assumptions behind it — occupancy, ADR, cost base — and run them through your own scenario here.
- Does this calculator use real market data?
- No. It calculates purely from the numbers you enter. We do not publish live prices, rates or occupancy figures without a verified, dated source.
Want a sanity check from a professional?
Share your scenario and target area, and we'll pass your request to participating professionals who can comment on realistic assumptions.