Analytical report · BDA · Ubud, Bali · 2BR villas

Rental yield of 2BR villas in Ubud, Bali — a comprehensive assessment

Average annual occupancy, price positioning and the competitive landscape

Key takeaway An average occupancy of ~79% confirms steady liquidity for the experience-villa segment in Ubud. The market benchmark is revenue ~$100,000 / year and net profit ~$55,000 / year; with a stronger architectural concept the revenue potential is $120,000–150,000+ / year.
ДТDmitry Totoev · BDA Data source: AirDNA & Airbnb (Q4 2025) Sample: 59 properties

Analysed property

Pistachio Villas

Pistachio Villas — living room
Pistachio Villas

Pistachio Villas is a limited collection of villas with panoramic views, inspired by Bali’s nature. The project focuses on distinctive architecture, a view-oriented setting and a format in high demand on the rental market.

2BR villa specs

  • Area — 175 m²
  • 2 storeys
  • Spacious living room with panoramic windows
  • 2 bedrooms with en-suite bathrooms
  • Open terrace and private pool
  • Completion — Q4 2026

Analysed area

Ubud — the cultural and natural heart of Bali

Ubud holds a number of durable competitive advantages:

  • the status of Bali’s cultural capital with international recognition;
  • a high concentration of wellness infrastructure (yoga centres, retreats, spas, healthy-food restaurants);
  • a natural setting (jungle, rice terraces, canyons and rivers) that shapes a unique living format;
  • steady demand from an audience oriented towards long stays and mindful travel.
The presence of international hospitality brands (Four Seasons, COMO Shambhala Estate, Alila Ubud and others) confirms the investment appeal of the area and the level of solvent demand.
Distance from the coastal tourist clusters creates a sense of privacy, depth and authenticity, especially sought-after in the boutique-villa and retreat format.
Ubud rice terraces
Rice terraces — the natural signature of Ubud

Methodology

Property selection criteria

Location: Ubud and adjacent areas (for the Experience Ubud segment)

Property type: 2 Bedroom Villa (2BR) — for the Experience Ubud segment

For the bamboo projects (Bamboo Ref and Bamboo TOP) 1BR properties are also included, because in the analysed project the bedrooms are not equivalent and only one has a view, which allows a single-bedroom operating model

Architectural format: experience / natural materials / bamboo concept

Active listing period: over 200 days

Rental format: experience / retreat

Comparable project scale

Sample structure

Three segments and the comparison logic

Three segments are included

  • Experience Ubud — 2BR villas in central Ubud with a clear concept and natural materials
  • Bamboo Ref — bamboo villas from the same contractor in the Ubud area (1BR and 2BR)
  • Bamboo TOP — bamboo villas with maximum architectural wow-effect (1BR and 2BR)

Excluded from the sample

  • large luxury complexes in a different price category
  • villas with canyon views and unique natural features
  • substantially larger properties
  • villas outside the experience segment

This makes it possible to compare formats by product logic and operating model, not by bedroom count alone.

Sample results

Average sample metrics

The analysis of the Ubud experience-villa segment produced the following metrics. The sample of 59 properties breaks down by segment as:

Experience Ubud
22 properties
Avg. annual revenue$85,530
Net profit$47,041
Avg. occupancy83.3%
ADR$284
Bamboo Ref
10 properties
Avg. annual revenue$86,696
Net profit$47,683
Avg. occupancy60.0%
ADR$398
Bamboo TOP
27 properties
Avg. annual revenue$117,084
Net profit$64,396
Avg. occupancy83.1%
ADR$382

The segment shows resilient returns: average annual revenue across the sample is $85,000–117,000 depending on architectural format and price positioning.

Price positioning

The range of strategies in the Experience segment

ADR by segment
Average values, $ per night
Experience Ubud$284
Bamboo TOP$382
Bamboo Ref$398
Average ADR across the sample — ~$348

The actual ADR range in the sample is around $220–640 per night. Experience properties in central Ubud set the segment’s baseline price level, while bamboo projects command a higher ADR thanks to their architectural uniqueness.

Average ADR
~$348
per night, sample
ADR range
$220–640
per night

Revenue distribution

A three-tier segment structure

The distribution of properties by annual-revenue band reveals a three-tier structure of the experience-villa segment.

Number of properties by revenue band
Annual revenue, $ · distribution by segment
15
5
2
8
Under 80k
34
12
8
14
80–120k
10
10
Over 120k
Experience UbudBamboo RefBamboo TOP
Under $80,000 / year

The lower bound of the sample. Predominantly Experience Ubud villas, plus some Bamboo Ref and Bamboo TOP properties.

$80,000–120,000 / year

The main working band. Most properties across all three formats sit here.

Over $120,000 / year

The premium segment, entirely made up of Bamboo TOP projects. This format shows the highest revenue values in the sample.

Correlation

ADR and Revenue

The relationship between ADR and annual revenue confirms the different financial models within the segment.

Experience UbudBamboo RefBamboo TOP
$60k $90k $120k $150k $180k $210k $240k $200 $250 $300 $350 $400 $450 $500 $550 $600 $650 ADR, $ per night
Vertical axis — annual revenue, $. Horizontal axis — ADR, $ per night.
Experience Ubud

ADR $240–300 · Revenue $70,000–115,000

Bamboo Ref

ADR $350–500 · Revenue mostly $70,000–100,000

Bamboo TOP

ADR $320–600+ · Revenue $100,000–220,000

A higher ADR pushes up the upper revenue bound, yet a spread of values remains within each band.

Case from the sample

An example of a successful bamboo complex

Veluvana Bali
Veluvana Bali · Sidemen area

The analysis highlights Veluvana Bali, located in Sidemen — a remote area outside the main tourist hub. Despite the difficult access and lack of urban infrastructure, the complex shows consistently strong results:

  • annual revenue per villa — $147,000 to $221,000;
  • profit — $81,000 to $121,000;
  • several of the complex’s properties are among the sample leaders.
These results are achieved not by a single property but by a systemic project with a considered concept and architecture.
A bamboo-villa format with a strong architectural idea can generate a premium level of return even in a remote location.
This confirms steady demand for the experience format as a standalone value for the guest.
Veluvana Bali dome

Base segment

Experience villas in Ubud

Within the sample, the Experience Ubud format is represented mostly by individual villas without a comprehensive architectural concept.

The segment is characterised by:

  • operating in the lower-to-mid price zone of the market;
  • stable occupancy;
  • a predictable level of return;
  • no pronounced architectural positioning.

The main demand driver is the central Ubud location and proximity to tourist infrastructure.

Experience villa in Ubud
An individual experience villa in Ubud

Overall market conclusion

High and sustained demand

High and sustained demand

An average occupancy of ~79% confirms the steady liquidity of the experience-villa segment in Ubud.

Financial benchmark · Revenue
~$100,000
per year
Financial benchmark · Net profit
~$55,000
per year

Segment summary

The Ubud experience-villa market shows a clear split by product format

Experience villas in the centre form a stable model with high occupancy and a moderate average rate.

Bamboo projects operate in a higher price zone and post higher revenue figures than the base format.

Most of the market sits in the mid-range, while reaching the premium segment is tied to a stronger architectural concept and positioning.

In short, the market has a resilient base model and a confirmed premium segment with higher revenue.

Conclusion on the analysed property

Positioning of Pistachio Villas

Pistachio Villas aerial
Architectural experience with a central location

The project belongs to the experience-villa segment with bamboo architecture and sits in central Ubud.

By its characteristics it takes an intermediate position between the central experience format and remote premium bamboo projects.

This combination targets:

  • operating in the upper part of the mid price range;
  • returns above the base segment;
  • a wider audience reach than remote properties.

The project’s format is geared towards an architectural experience while keeping the liquidity of a central location.

Key investment thesis

Two yield scenarios

With a market management model
Revenue~$100,000 / per year
Net profit~$55,000 / per year
Occupancy~79%
With a stronger architectural concept and premium positioning
Revenue$120,000–150,000+
Net profit~$70,000–85,000*
Occupancy80–90%

*Calculated assuming the segment’s market margin is maintained. The project matches the segment’s market metrics and has upside potential through its architectural concept and premium positioning.

FAQ

Frequently asked questions

Answers are based on the report data for the Ubud experience-villa segment (AirDNA & Airbnb, Q4 2025).

What is the rental yield of a 2BR villa in Ubud?
For the Ubud experience-villa segment the market benchmark is revenue ~$100,000 a year and net profit ~$55,000 a year at an average occupancy of about 79%.
What occupancy do villas in Ubud achieve?
Average occupancy across the segment is ~79%. By format: Experience Ubud — 83.3%, Bamboo TOP — 83.1%, Bamboo Ref — 60.0%.
What is the nightly rate (ADR) of a villa in Ubud?
Average ADR across the sample is ~$348, with an actual range of $220–640 per night. By segment: Experience Ubud — $284, Bamboo TOP — $382, Bamboo Ref — $398.
How do bamboo villas differ in yield from ordinary experience villas?
Bamboo TOP shows average annual revenue of $117,084 and net profit of $64,396, versus $85,530 and $47,041 for the base Experience Ubud format. The premium segment (over $120,000/year) is entirely Bamboo TOP.
What is the potential yield of the Pistachio Villas project?
Under a market management model — revenue ~$100,000, net profit ~$55,000, occupancy ~79%. With a stronger architectural concept and premium positioning — revenue $120,000–150,000+ a year, net profit ~$70,000–85,000, occupancy 80–90%.
How many properties are in the sample and what data underpins the analysis?
The sample includes 59 properties: Experience Ubud — 22, Bamboo Ref — 10, Bamboo TOP — 27. Data source — AirDNA and Airbnb (Q4 2025).
ДТ
Dmitry Totoev

Founder of Bali Developers Accelerator (BDA). The firm supports development projects in Bali — from analytics and strategy to marketing, sales and contractor selection.

Data source: AirDNA & Airbnb (Q4 2025) · sample of 59 Ubud experience villas

Modelling the yield of a project in Bali?

BDA analyses the market on its own property database and calculates real returns by segment — from location and format to product concept and price positioning.

Request a review from BDA