Analytics · BDA · Ubud district · 2024 → 2025
District data
Over the year Ubud's short-term rental market grew 29.9% in revenue — from $66.4M to $86.3M. Supply increased 39.6% (from 2,164 to 3,020 active listings), the number of actually occupied properties rose 24.3% (from 1,595 to 1,983), and average occupancy stayed at a high level — 63.9%.
The growth spanned every villa format — from compact to large; demand is rising evenly rather than in a single narrow segment. This points to the market itself expanding, not a one-off spike in one category.
Ubud · 2025
Occupancy
63.9% average occupancy is high for a district where supply grew almost 40% in a year. It is an average across Ubud's entire pool of properties: it includes both weakly and well-occupied villas, so for a quality, professionally managed product the real occupancy sits noticeably above average. The decline from 70.9% a year earlier is a mechanical effect of new villas coming online quickly, not a drop in demand.
The absolute numbers confirm this. Over the same year the number of occupied properties grew 24.3% and revenue grew 29.9%. There are more guests in Ubud — they have simply spread across more villas. Falling average occupancy alongside rising revenue and a rising number of occupied properties is the mark of a market expanding to absorb new supply, not one that is contracting.
Why the average misleads
Ubud's average yield blends properties that aren't comparable — and so understates the potential of a quality product. Within the district the result depends heavily on concept, privacy, level of service and — especially in Ubud — the property's view. Demand here is tied to retreats, wellness and cultural tourism, not proximity to the beach: the guest pays for the experience and the setting, not the square footage.
Ubud has a rare concentration of view locations. A view of the jungle, mountains, canyon or rice terraces can be found here even within walking distance of the center. By BDA's calculations, view properties perform noticeably better than generic ones — and it is exactly this gap that the district average hides. An investor who relies on "the average yield for Ubud" is comparing villas that behave in completely different ways in the market.
District comparison
Ubud draws a separate stream of demand that barely overlaps with the coastal districts. Canggu and Bukit compete for one audience — guests who value proximity to the beach and surf. Ubud serves those for whom the quality of the experience matters more than the sea: retreats, wellness, culture. This demand is resilient, growing, and follows its own pricing logic.
Behind the numbers in the table sit different investment logics. Bukit is a fast-growing but uneven market, where the result comes down to how precisely you pick a location within the district. Canggu is the island's most mature market, with the largest absolute revenue ($194.6M) but a high entry cost. Ubud is a separate market with its own audience, still far from saturation.
| Metric (2025 vs 2024) | Bukit | Canggu | Ubud |
|---|---|---|---|
| Supply growth (Listings) | +54.9% | +32.4% | +39.6% |
| Occupancy change (Occupancy) | −4.9 pp | −4.5 pp | −7.0 pp |
| Occupied properties growth (demand) | +45.0% | +23.9% | +24.3% |
| Revenue growth (Total Revenue) | +51.8% | +33.9% | +29.9% |
| 2025 market revenue, abs. | $140.6M | $194.6M | $86.3M |
Source: BDA analytical report «Bali Short-Term Rental Market 2024–2025».
The island's sharpest momentum: revenue +51.8% (to $140.6M). But Bukit is not a single market: within the district, prices and demand vary by location, and the result depends on how precisely you pick the spot.
Bukit — separate analysisThe largest and most predictable market: $194.6M in revenue (+33.9%) with stable occupancy of 61.8%. Demand is reliable, but the entry price is already high — the district delivers stable rental income rather than asset value growth.
Canggu — separate analysisUp 29.9% (to $86.3M) and still far from saturation. A separate wellness market that barely overlaps with the coast: the entry price is still below the district's potential, and demand for villas with a strong concept and view outpaces supply.
Ubud is not "weaker" than the coast. It is a different market with a different audience, and comparing it with Canggu on average yield means measuring different things with the same ruler.
Cycle stage
Ubud is at an earlier stage of the market cycle than Canggu — and that is its key advantage for entering now. The entry cost here has not yet caught up with the district's potential, and demand for properties with a distinct concept continues to outpace supply.
The contrast with Canggu is telling. Canggu has already passed its phase of value growth: at $194.6M in revenue and stable occupancy of 61.8%, it is a market of predictable cash flow, not capital growth — those who entered earlier have already locked in their gains. Ubud combines cash flow with the potential for asset value growth. The entry window here has not yet closed — and for an investor ready to create a product rather than simply buy a property, this is one of the most promising entry points on the island today.
Risks
Ubud carries real risks, and the district averages do not erase them. Here are the three main ones — honestly.
Supply grew 39.6% in a year — faster than revenue. The market is getting denser, and the pressure falls above all on generic properties. The days of entering without a distinct concept are over.
Demand in Ubud is tied to concept, privacy, service and view. That is a plus for a strong view-driven product and a risk for a generic one: a weak property falls behind more visibly here than in the beach districts.
This is outside the scope of the report, but critical for any deal in Bali: land-rights questions (leasehold/freehold, rights conversion) can block a project and require separate due diligence.
Leasehold or freehold in BaliConclusion
Ubud's rental revenue grew 29.9% to $86.3M, the number of occupied properties rose 24.3%, and average occupancy stayed high — 63.9%. This is a separate wellness market with its own audience, still far from saturation.
Investors undervalue the district because they judge it by the yardstick of the coast: they see a decline in average occupancy and more modest revenue growth — and walk past. But in Ubud the result is driven by the view, the concept and the timing of entry, not the district average. This is exactly where analytics ends — and expertise begins.
FAQ
Short answers about investing in Ubud — with figures from the BDA report.
BDA analyzes the market using a proprietary database of 30,000+ properties and calculates real yield by segment — from choosing a view location in Ubud to the product concept and entry price.
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