Analytics · BDA · Bukit district · 2024 → 2025
District data
Bukit is Bali's fastest-growing district by turnover in the 2024–2025 cycle. Total short-term rental turnover in the district grew 51.8% — from $92.6M to $140.6M. This is the largest gain among the island's key districts.
Bukit is Bali's southern peninsula, known for its cliffs, surf beaches and a well-developed dining scene. In recent years it has been developed intensively, filling up with villas and boutique hotels. In the 2025 supply mix, Bukit accounts for 3,593 listings (16%) of the 21,961 properties across the island — the third-largest cluster after Canggu (22%), on par with Ubud (14%).
Bukit · 2025
Market mechanics
Because supply growth was accompanied by almost equal growth in real demand. With supply up nearly 55%, district occupancy fell just 4.9 pts — from 64.5% to 59.7%. That's a moderate correction: tourist demand absorbed most of the new supply.
The proof is the trend in actually booked properties. The number of villas that genuinely hosted guests grew 45% (from 1,610 to 2,336). The market is expanding not just "on paper": both the number of built villas and the number of actual bookings are rising.
A key pattern of a mature market: supply grows faster than turnover. When supply grows faster than revenue, yield increasingly depends on the quality of the specific project and the standard of management — not on the overall trend.
The core thesis
Because Bukit is not a single market, but several locations with fundamentally different investment logic — and district averages hide that difference. Some Bukit locations have already passed the peak of affordability and operate under intense competition. Others are only now building out infrastructure and offer an earlier entry point with room to grow.
The figure "+51.8% turnover" describes the district as a whole. But an investor doesn't buy a "district" — they buy a specific property in a specific segment. An average growth of 52% doesn't mean any villa will deliver that result: part of the gain is driven by the launch of new concept-driven projects that pull demand away from dated properties. When supply grows faster than revenue, a weak product loses the competition even in a rising market.
District comparison
It depends on the investor's strategy. Bukit delivers the highest turnover growth (+51.8%) with sustained demand, but the district is uneven, and the result is determined by the precision of choosing a location within it.
Canggu is the largest and most mature market ($194.6M turnover, 61.8% occupancy): demand is predictable, but the entry cost has risen substantially — this is a cash-flow market, not a capital-growth one. Ubud is forming a distinct wellness demand vector that doesn't compete with the coast, with turnover +29.9% at a still-affordable entry cost.
| Metric (2025 vs 2024) | Bukit | Canggu | Ubud |
|---|---|---|---|
| Supply growth (Listings) | +54.9% | +32.4% | +39.6% |
| Occupancy change | −4.9 pts | −4.5 pts | −7.0 pts |
| Booked-property growth (demand) | +45.0% | +23.9% | +24.3% |
| Turnover growth (Total Revenue) | +51.8% | +33.9% | +29.9% |
| Market turnover 2025, abs. | $140.6M | $194.6M | $86.3M |
Source: BDA analytical report "Bali Short-Term Rental Market 2024–2025".
The island's most pronounced momentum: turnover +51.8% (to $140.6M) with demand up 45%. But Bukit is not a single market: inside the district are locations with different prices and demand, and the result depends on the precision of choosing a specific location and segment.
The largest and most predictable market: $194.6M turnover (+33.9%) with stable 61.8% occupancy. Demand is reliable, but the entry price is already high — the district delivers cash flow from rentals, not asset-value appreciation.
Canggu — separate analysisGrowing 29.9% (to $86.3M) and still far from saturation. A distinct wellness market that barely overlaps with the coast: the entry price is still below its potential, and demand for villas with a strong concept outpaces supply.
Ubud — separate analysisIn Bukit, what wins is not the choice of island, nor even the choice of district, but the precision of choosing the location, segment and product quality.
What this means for the investor
FAQ
Short answers about investing in Bukit — with figures from the BDA report.
BDA analyzes the market using its proprietary database of 30,000+ properties and calculates real yield by segment — from choosing a location within Bukit to the product concept and entry price.
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