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We find, set up, run and report on the property — you stay the owner, not the operator.
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REDOUBT
MGMT
Market insights
What we actually look at before we say a number.
Demand, how a location reads, and how you hold it — the things that decide whether a Bali property works. Here's how we look at each one, island-wide, in plain figures.
16.6M
Visitors to Bali every year
10% – 25%+
Return range we work within
Short-term stays
The demand that pays the bills
Foreign-friendly
Legal routes for overseas buyers
Demand
Why there are guests at all
A property only earns if someone is in it. These are the four forces we watch, because they move faster than any building does.
Arrivals keep climbing
Bali now takes in 16.6 million visitors a year. That volume is what turns a villa from a holiday home into something with a guest pipeline behind it.
Longer, looser stays
Remote work and mid-length trips have stretched the calendar. The properties that hold up are the ones that can take a two-week stay in a quiet month as happily as a weekend in July.
Supply is spreading
New building hasn't stopped, and it isn't confined to one corner of the island. Where supply lands fastest, the achievable rate gets argued about — so we look at what a location can hold, not what it was earning last season.
Island-wide, not one postcode
Demand moves around the whole of Bali. We judge each property on the road to it, the people who can be staffed there, and what else is competing for the same guest.
Reading a location
The six checks we run on every property
We don't work one pocket of Bali. Wherever a property sits, it has to pass the same six checks before we'd put our name against its numbers.
Access and travel time
How far it really is from the airport, the hospital and the everyday things a guest needs — in wet-season traffic, not just on a map.
Guest profile
Who actually stays there: couples, families, long-stay remote workers. The mix decides your rate, your turnover and your wear-and-tear.
Seasonality
Which months carry the year, and what the property can hold in the low ones. A high July figure means little if February is empty.
Competing supply
How many similar properties are already listed nearby, at what price, and how full they look. We check this before we believe any projection.
Staffing and upkeep
Whether reliable housekeeping, gardeners and maintenance can actually be found locally — the thing that quietly decides whether a property holds its standard.
The unglamorous checks
Water, power, drainage, road access at 2am, neighbours with plans. None of it shows in a render, all of it shows in year two.
Worked example
See the maths for yourself
The figures below are placeholders — type in your own and the result changes as you go. Nothing here is a projection we're making about a specific property; it's the same arithmetic we run before we'd put a number in front of anyone.
Your figures
- Income for the year
- $39,420
- After running costs
- $19,420
- Gross yield
- 9.9%
- Net yield
- 4.9%
Gross yield ignores running costs. Net yield subtracts the costs you entered, so it's the closer number to what lands in your account — and the reason we always ask about upkeep before we talk about returns.
Ownership
How a foreigner can hold it
This is the part most investors get wrong, and it's the part that can't be fixed later. Bali has a handful of legitimate routes for an overseas buyer, and each one carries a different term, cost and set of obligations.
None of this is legal advice — it's how the options present themselves in practice. The structure for your property gets confirmed with our legal and notary partners before anything is signed.
Just to be clear — everything above is only a rough estimate. Once you contact us, we sit down and go through your own situation and figures properly.
Leasehold
The most common route for overseas investors: a long lease over the land and building, typically registered and negotiable in length. Cleanest to enter, and the term itself is part of the maths.
PT PMA with use rights
A foreign-owned company holding the property, with state-granted use rights over land and building. Slower and more paperwork, but it is the structure that supports longer-term holding and proper reporting.
Freehold
Full freehold sits with Indonesian nationals. Investors who have been told otherwise have been sold something they can't enforce — we'd rather say it plainly than watch you find out later.
Where this comes from
Our sources, and what we won't publish
We'd rather give you a range you can plan around than a headline number that makes us look good for a week. Everything we quote can be traced back to one of four places.
Figures from the properties we manage ourselves — actual occupancy, actual rates, actual costs.
On-site checks by our own team, because a spreadsheet doesn't tell you about the road, the neighbours or the water pressure.
Legal and notary partners, for anything touching ownership, licensing and compliance.
Published tourism and arrival data, used for direction rather than as a promise about your property.
What we won't publish is a guaranteed return, a fixed occupancy figure, or a promise about what an area will be worth in five years. If someone else will, ask them to put it in writing.
Put it to use
Three ways to work with us
Property & Legal Assistance
You've found something. We handle the diligence, paperwork and structures around it.
Learn moreBali Investment Masterclass
Learn the system yourself, including how to judge a location and its numbers.
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Want these figures applied to a real property?
Bring us a budget and a rough idea. We'll tell you what the island can realistically do with it — including the parts that don't suit you.