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Bali Developers Accelerator
Premium Market Analysis
Investment Attractiveness Analysis:
1BR Villas, Melasti District, Bali
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Essential Villas — Pulau Villas
Property analyzed
ESSENTIAL VILLAS
A collection of one-bedroom villas within the flagship Pulau Villas project.
Land area
100 m²
Price
$170 000
Living area
55 m²
Completion
Q4 2026
District analyzed
Melasti —
the epicenter of tourist traffic
- Strategic proximity to Melasti Beach Ungasan and Sundays Beach Club.
- Branded beach clubs and restaurants (Savaya Bali, White Rock Beach Club) generate steady tourist traffic.
- Distance from the overcrowded central districts creates a sense of seclusion.
Methodology
Property selection criteria
for the analysis
Location: Melasti, South Bali
A single geographic zone
Property type: 1 Bedroom Villa (1BR)
One-bedroom villas
Active listing period: over 200 days
Active market properties
Modern design
Up-to-date design concept
Villas with ocean views and large plots were excluded from the sample to keep the comparison homogeneous.
Market snapshot
Average sample metrics
16 properties
↗
$38 058
Average annual revenue
↗
$20 932
Net profit per year
▮▮▮
75%
Average occupancy
$↗
$143,5
ADR — average nightly rate
Price range
Price positioning:
a range of opportunities
$104,7
Minimum ADR (Budget)
$143,5
Average ADR
$220,3
Maximum ADR
The market shows potential to double the average rate through repositioning.
Analytics
Revenue distribution
and price correlation
Revenue distribution
By annual revenue range (16 properties)
6
$30–35k
6
$35–40k
4
$40–55k
Properties concentrate in the $30 000–40 000 range. A few reach $40 000–55 000, marking the upper boundary of yield.
Price vs occupancy correlation
ADR (USD) vs Occupancy (%)
Above $220, occupancy drops below 45%. The $150–190 range maintains 60–76% occupancy — the optimal price zone.
ADR vs Revenue correlation
Each dot is one property from the sample
$150–190
Optimal price zone
Balance of price and yield
The highest revenue figures (over $50 000) are achieved at an ADR of around $190.
The $150–190 range is optimal for balancing price and yield.
Sample
Properties in the analyzed sample
| # | Property | Days | Occupancy | ADR | Revenue | Profit | RevPAR |
|---|
Best result
Analysis of the sample
leader
The sample leader is a complex of one-bedroom villas with extensive on-site amenities: a gym, a spa, and a large shared pool.
Most villas in the complex do not have their own pools, yet, thanks to the overall concept and service, it still delivers some of the strongest metrics.
Property
Essential Villas — interiors and exterior
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Market conclusions
Overall market
conclusion
01
High and stable demand
Average occupancy of ~75% confirms the liquidity of the Melasti location.
~75%
average occupancy
02
The market's financial benchmark
Revenue: ~$38 000 / year.
Net profit: ~$21 000 / year.
Net profit: ~$21 000 / year.
~$38 000
average revenue / year
03
Growth potential
Reaching $50 000+ in annual revenue is achievable by raising ADR to $180+.
$50 000+
revenue growth potential
Property conclusion
Conclusion on the
analyzed property
The analyzed property sits in the central part of the market range for price and occupancy.
It competes on amenities and service rather than a unique view or size.
Optimal balance of entry price and yield.
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Bottom line
The key investment thesis
The property sits in the optimal balance zone between price and occupancy, wins on amenities and service, and offers transparent economics with controlled risks.
Data source: AirDNA and Airbnb (Q4 2025) · Bali Developers Accelerator
