Airbnb rules & returns in Bali
Photo: Philip Nalangan / CC BY 4.0
Villa-led market concentrated in Canggu, Seminyak and Ubud. It has the highest nightly rates in our list outside Japan and Singapore, and Indonesia's 2026 licensing push makes it one of the most heavily regulated.
Not legal advice
ShortStay Compass is general information, not legal, tax or investment advice. Rules change often. Confirm with the official source, your building management and a licensed local professional before you buy, list or host.
Rules
Rules file · Bali
As of 2026-10-18
- From 31 March 2026, only properties verified as 'Terdaftar dan Berizin' (Registered and Licensed) are meant to stay on booking platforms.
- You need an OSS business license with an accommodation KBLI, Ministry of Tourism registration, PBG/SLF building approvals and zoning compliance.
- Foreign-owned PT PMA companies face narrowed accommodation KBLI options.
Sources
As of 2026-10-18
- Airbnb & Booking Bali: requirements from 31 March 2026 to keep your listing active · Legal Indonesia · accessed 2026-10-18
- Bali Short-Term Rental Compliance for Foreigners · Bali Property Rules · accessed 2026-10-18
Market estimates
Estimates, not projections
Canggu
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $214 Estimate
- Median ADR
- $126 Estimate
- Occupancy
- 36.2% Estimate
- Annual revenue / listing
- $21,244 Estimate
- Active listings
- 3,920 Estimate
Seminyak
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $278 Estimate
- Median ADR
- $175 Estimate
- Occupancy
- 38% Estimate
- Annual revenue / listing
- $29,043 Estimate
- Active listings
- 1,615 Estimate
Ubud
Aug 2025 – Jul 2026 (trailing 12 months)
- ADR
- $113 Estimate
- Median ADR
- $64 Estimate
- Occupancy
- 36.6% Estimate
- Annual revenue / listing
- $11,613 Estimate
- Active listings
- 2,818 Estimate
Setup & management costs
Management fees
Not yet sourced: we only publish costs we can cite.
Setup and furnishing Estimate
Note: Bali's setup estimate is for a 1-bed villa and includes setting up a foreign-owned company (PT PMA), so it isn't directly comparable to the condo-based estimates for other cities.
As of 2026-10-18
| Item | Local range | US$ range | Notes | Source |
|---|---|---|---|---|
| Furnishing (1-bed villa) | IDR 75,000,000–350,000,000 | US$ 4,163–19,429 | Published 2026 ranges: basic IDR 75–150m, mid-range IDR 200–350m. Bali stock is mostly villas, not condos. | |
| Licensing & registration | IDR 50,000,000–150,000,000 | US$ 2,776–8,327 | Practitioner-reported total compliance cost (PT PMA set-up, PBG/SLF, consultants, OSS). Government license fees alone are modest. | |
| Listing photos | USD 500–1,000 | US$ 500–1,000 | Professional photography if billed separately; many managers include it in onboarding. | |
| Smart lock & basics | Not yet sourced | Not yet sourced | Not yet sourced | Not yet sourced |
Setup cost ranges are estimates compiled from published guides, retailer prices and official fee schedules, as of 2026-10-18. US$ conversions use mid-market rates on 18 Oct 2026 (open.er-api.com): US$1 = PHP 63.03, THB 33.43, IDR 18,014, MYR 4.08, VND 25,861, JPY 158.0. They exclude the property price, deposits and renovation unless stated. Where we found no solid source the item says "Not yet sourced".
Local managers
Bali
BaliSuperHost
Villa and Airbnb management in Bali, including licensing support.
Bali
Bali Familia Villa Management
Locally owned villa management in Seminyak and Canggu.
Bali
Spacious Bali
Full-service villa management on Bali's west coast.
Tools for hosts
All host tools →- Hospitable
For running listings
- Airbtics
For market and revenue research
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Run the numbers for Bali
Open the calculatorPostcards from the rulebook
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