Documents and title
9+ types of documents, a leasehold or freehold agreement, proof of full payment for the land.
Otherwise: a property with unclean documents can be neither rented out nor resold.
Bali real-estate investment
Bali real estate with yield proven by data
What we do
We pick villas and apartments on real rental yield and support the property — from purchase to resale.
up to 25% in the pitch deck 7% in realityScale and experience
Independent analytics and selection based on actual data
Behind us: 3.5 years in the Bali market and product consulting across four markets.
$50M+
in deals in Bali over 3.5 years
Bali
4 markets
real-estate experience across four markets
Russia · Dubai · Turkey · Bali
12 years
in real estate — from sales to co-development
founder's experience
80%
of projects rejected after analysis
we say "no" more often
The investor's main risk
Promised yield and real yield are different numbers
The developer shows the yield from the pitch deck. The market shows a different one — set by actual occupancy and rental rates. Most investors discover the gap only after buying, when it's too late to do anything about it.
The yield in a developer's pitch deck looks attractive — but it almost always rests on inflated assumptions.
That high figure is built on inflated occupancy (say, 90%+ year-round) and a showcase nightly rate. Real occupancy is often 50–65% — hence the gap.
That's why we recalculate the yield ourselves for every property — from real market data, not from a pitch deck.
This is about inflated pitch decks. A well-chosen property, by contrast, delivers predictable yield — and that's exactly what we calculate for you from real data.
Claimed vs real occupancy
For selected properties, occupancy is close to claimed · BDA estimate
90%+
In developers'
pitch decks
pitch decks
50–65%
Real
average
average
75–85%
For selected
properties
properties
Market
Why Bali — and why now
Bali tourism is growing fast and pulling rental demand up with it. With the right property, that means steady yield — and a rising market lifts asset values too.
10–18%
rental yield on vetted properties
after selection and recalculation from real data
80–90%
occupancy on top properties
per our analytics
~300%
land-value growth
over the past 5 years
Tourism is growing fast
6.3M
foreign tourists in 2024
all-time record
+19%
tourist-flow growth year-on-year
2024 vs 2023
~7M+
tourist-flow forecast for 2026
growth continues
21.7%
tourism's share of Bali's economy
regional GDP, 2024
How we select projects
We vet each project across 6 areas
Every project goes through six independent checks. Fail even one, and we don't recommend it — no matter the commission.
PBG / SLF permits
PBG in place before construction and SLF after completion — government oversight in Bali tightens every year.
Otherwise: construction can be halted, and a finished property can't be legally rented out.
Project financing
Whether the land is fully paid for, and whose money funds construction — the developer's own, or only the proceeds from sales.
Otherwise: the project can stall half-built if sales slow down.
Developer's track record
Completed projects in Bali and other countries, the team's experience, and whether risks have been accounted for.
Otherwise: a team with no track record slips on deadlines and quality.
Construction quality
Materials, waterproofing quality and the technologies used.
Otherwise: within a couple of years the villa starts to leak, and repairs eat into your income.
Yield recalculation
We recalculate every figure in the financial model ourselves, using data from leading management companies.
Otherwise: they promise 15–25%, but in reality the property delivers 7%.
Only 1 project in 5 passes all six checks and reaches the investor. The other 80% we reject.
Methodology
Where our numbers come from
We have our own analytics team with its own methodology. We calculate using AirDNA data, management-company reports, direct villa-owner P&L and our own segmented comp sets across different property types — for a deep understanding of the market.
01
AirDNA
Market data on comparables: rates, occupancy, revenue.
02
Management-company reports
Private operational reports from management companies.
03
Villa owners
Direct P&L: real income and expenses on properties.
04
Our own comp sets
Segmented slices by type and area — 25+ models.
30,000+
properties in continuously
updated analytics
updated analytics
Every property is segmented by area, typology and features (BASE / MID / TOP / TOP+VIEW), and the analytics are updated continuously.
What sets us apart
Agency, developer or BDA?
An agency sells what it has; a developer sells only its own. We work on the investor's side and vet every property against the data.
| Agency | Developer | BDA | |
|---|---|---|---|
| View on the market | Sells whatever's in stock | Praises only its own property | Unbiased: where to invest and where not to |
| Yield | As stated by the developer | Inflated financial model | We recalculate from real market data |
| Construction quality | Doesn't check | "It's all built to a high standard" | We check materials, waterproofing, technologies |
| Choice of properties | Whatever partners have | Only its own units | Access to every property on the market — we select only the best 20% |
| Legal safety | Find a lawyer yourself | Left to the buyer | Our own lawyers and notarial checks |
| Interest in the deal | To earn a commission | To sell its own | To protect your capital |
BDA principles
What we say "no" to
Properties with opaque or inflated yield.
Developers with cash-flow gaps and no control over their money.
Hiding risks just to close a deal.
Selling a property just because it pays a commission.
We say "no" more often than "yes" — and that's why people trust us.
We reject 80% of properties after analysis. We take on only what the data confirms.
After the deal
We don't disappear after signing
We support the property throughout your ownership — from construction to resale. This is included in the commission, not charged separately.
1
Before purchase
Property analysis, legal audit and negotiation of the deal terms.
2
Construction
Monthly progress reports and protecting your interests with the developer.
3
Handover inspection
An on-site visit, a snag list and oversight of fixes before signing.
4
Management contract
Reviewing the terms and negotiating unfavorable clauses with the management company.
5
After completion
Overseeing the management company and protecting your interests in disputes.
6
Resale
Finding a buyer through our database and agent network, and supporting the deal.
That's why most of our clients come back for a second property.
Areas
Every area has its own numbers
Canggu, Bukit and Ubud play by different rules. Compare before you choose.
Canggu
yield ~11%
Surf · digital nomads
Canggu has the highest rental demand. A mature, predictable market with a high entry price.
Market overviewBukit
occupancy 72%
Cliffs · premium
Bukit is the growth driver of the premium segment. Results depend heavily on getting the micro-location exactly right.
Market overviewUbud
net yield 17–25%
Nature · experience
Ubud is an underrated experience format. A distinct wellness market with an open investment window.
Market overviewThe metrics differ on purpose — for each area we show the number that best captures its economics. Net yield itself we calculate individually, property by property.
Analytics
Understand the market before your first deal
Legal due diligence
We verify legal cleanliness against the registries
This is a mandatory part of our checks before every deal. The full breakdowns — leasehold and freehold, taxes, seller and developer due diligence — are collected in the Investor's Guide.
Open the Investor's Guide
Due-diligence checklist
example
Title type — SHM or Hak PakaiSHM
Seller verified against the ownership registryBPN
Building permitPBG / IMB
Plot zoningRTRW
Seller's tax arrearsPBB
Notarial certification of the dealPPAT
Telegram channel
Properties, deals and analytics — in our Telegram
The best properties in Bali sell within 24–48 hours. In the channel you see them ahead of the market — plus fresh analytics and deal breakdowns.
- New vetted listings and off-market offers
- Price changes and quick deals
- Brief market and yield breakdowns
- Legislation news and answers to your questions
BDA BaliTelegram channel
🏠 Last pre-sale listing: 2BR villa, ROI 17.5%, from $320k. Reserve before it's gone →
📊 Market breakdown: April — occupancy +4%, the average rate rose to $230/night
Point your phone camera to open the channel
Who it's for
The budgets clients come to us with
The median ticket is around $350K. We work with three segments:
Retail investor
$150–400K
A 1–2BR villa or apartment in a vetted project.
Affluent investor
$400K–1.5M
A premium or view villa, experience format.
Bulk deals · co-development
from $1.5M
Several units in one project, or entering co-development.
Vetted properties
Only the best projects — with confirmed yield
Pre-sale of collectible villas featured in architecture publications
175 m² and 198 m²
A premium villa just 700 meters from the beach
150 m²
A completed 4BR villa overlooking a canyon and river
363 m²
A premium villa with ocean views in a fully serviced complex
300 m²
A completed villa with an infinity pool and jungle views
300 m²
A townhouse complex 4 minutes from the most popular beach
118 m²
Serviced apartments in central Ubud
27–87 m²
Reviews
What clients say
Real stories from BDA clients — with their consent. The photos show the projects they invested in.
I had already reserved a villa in one area, but I decided to dig deeper and reached out to the BDA team. After a detailed market analysis we concluded together that that villa would have low yield. In the end we found a property in another area — with an ocean view, at a good price, and freehold too. And once I was sure it was actually being built and we had smoothed out the payment schedule, I went into another interesting complex as well, this time in Ubud.
Violeta1st property — 2025 · 2nd — 2026
I bought an apartment at the very start of construction. Throughout the build the team supported me: they helped in negotiations with the developer over payments and schedule slips, ran the unit handover inspection and helped enormously in agreeing changes to the contract with the management company. The property is now completed and on the rental market — we're awaiting the first income.
Armanpurchase 2024 · completion 2026
I was looking for a villa to invest in. They found me a three-bedroom in Ubud with a good view — and already in the first year after completion we reached a yield above 14%, even though the whole complex isn't even finished yet. I hope it gets even better, but for me it's already a great case.
Aleksandrpurchase 2023 · rented since late 2024
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Team
Who is responsible for the recommendations
Dmitrii Totoev
Founder of BDA
12 years in real estate — from marketing and sales to product consulting and co-development across four markets: Russia, Dubai, Turkey, Bali. In Bali, $50M+ in deals over 3.5 years.
I'm personally responsible for every property we recommend. That's why I reject eight out of ten: better to lose a deal than an investor's trust.
About the company and team
Ecosystem
Vetted partners at every stage
For each stage of the deal — a hand-picked team that has passed our vetting.
Legal
Experienced lawyers
Due diligence, permits and deal structuring for your safety.
Product
Vetted architects
Master plans and design for the property's maximum yield.
Construction
Selected contractors
Builders vetted for materials and construction quality.
Rental
Leading management companies
Rental management and transparent operational reporting on the property.
We work with vetted partners
Consulting and co-development
Have a plot or project in Bali? We'll help you launch it
Product consulting and co-development: independent market analytics, product concept, financial model and sales tied to results. We take on only the projects we believe in ourselves.
What we do for a developer
- Analysis of location, demand and competitors using our database of 30,000+ properties
- Product concept: typologies, floor areas and amenities tuned for yield
- Financial model and yield forecast from real market data
- Sales launch and support — tied to results
Deal experience$50M+ in Bali over 3.5 years, not textbook theory
Network of contactsLawyers, architects, contractors and management companies in Bali
Data onlyDecisions based on market numbers, no rose-tinted glasses
ConfidentialNDA on request; we don't share data with third parties
FAQ
Frequently asked questions
Short answers to what investors ask most often.
Can a foreigner own property in Bali?
Yes. A foreigner takes a leasehold (long-term lease) or a freehold through a special structure. Most choose leasehold — we verify the form of ownership on every property.
Leasehold or freehold — which to choose?
Leasehold is a long-term right (usually 25–30 years with extension) and simpler to arrange. Freehold is full ownership, harder for a foreigner. The choice depends on your goal and investment horizon.
What is the real rental yield?
10–18% on vetted properties after selection — we calculate from actual occupancy, comparable rates and management-company data, not from the developer's pitch deck. It depends on the area, format and scenario.
How much do your services cost the buyer?
Selection and full-cycle support are included in the sales commission. There's no separate fee for property selection for the buyer.
What if there's no suitable property?
We'll say so plainly. We reject 80% of properties — better not to buy than to buy something bad.
We'll find a property to match your goal and budget
Free and based on real data. If we don't find the right one, we'll tell you.
→ A shortlist of vetted properties for your budget
→ An honest yield forecast — including the negative scenario