BALI · VILLA · TRUTHEST · MMXXVIBVTBali Villa TruthIndependent audit bureau · Est. 2026

Bali villa ROI audits.
Stress-tested net yields.

Bali Villa Truth is the independent audit bureau for Bali villa investors. We stress-test 2,000+ asking prices against real operating costs, market-rate occupancy, and lease decay — then publish the net yield that actually lands in your pocket.

How we audit →
Not a broker— we don't sell villas
Re-audited weeklywith fresh scrapes
Booking.com + Airbnbblended rate model
Investor starting points

Find the right audit path before the spreadsheet fog rolls in.

Start with yield, risk, lease structure, or the buyer checklist. Each shortcut keeps the assumptions visible instead of hiding the trade-offs.

Due diligence checklist

The verification list to run before deposits, legal review, and agent negotiation.

The ledger · 2,363 audited dossiers

Every villa, audited.

Filter by location, yield band, or lease structure. Every dossier is re-audited weekly against live agent data — prices, red flags, and ROI recomputed from scratch.

1321 flagged
01
Brand New Cozy 1 Bedroom Villa for Sale near Nyang Nyang Beach
Uluwatu
Caution
Price
USD 88,794
Net Yield
9.5%
Tenure
1-bed · 28yr
$76/nt · 42% occFull audit →
· Budget Villa
02
Cozy 3 Bedroom Villa for Sale Leasehold and Yearly Rent in Kutuh
Pandawa
Caution
Price
USD 89,381
Net Yield
16.8%
Tenure
3-bed · 25yr
$122/nt · 65% occFull audit →
· Budget Villa· Inflated Claim· Inflated Nightly Rate
03
BRAND NEW 2 BEDROOMS VILLA FOR SALE LEASEHOLD AND RENT IN BALI PANDAWA-KUTUH
Pandawa
Caution
Price
USD 89,381
Net Yield
12.1%
Tenure
2-bed · 25yr
$94/nt · 65% occFull audit →
· Optimistic Claim
04
Brand New Cozy 1 Bedroom Villa for Sale near Balangan Beach
Uluwatu
Caution
Price
USD 89,381
Net Yield
9.5%
Tenure
1-bed · 29yr
$76/nt · 42% occFull audit →
· Budget Villa
05
3 BEDROOM FAMILY VILLA FOR SALE FREEHOLD IN BALI NUSA DUA
Nusa Dua
Caution
Price
USD 103,980
Net Yield
15.8%
Tenure
3-bed · Freehold
$108/nt · 51% occFull audit →
· Budget Villa· Optimistic Claim
06
2 bedroom Villa with ricefield view for sale in Kedungu
Tanah Lot Area
Caution
Price
USD 107,258
Net Yield
15.7%
Tenure
2-bed · Freehold
$110/nt · 65% occFull audit →
· Optimistic Claim
07
Off Plan 2 Bedroom Modern Villa for sale leasehold in Munggu
Seseh
Caution
Price
USD 107,258
Net Yield
11.5%
Tenure
2-bed · 24yr
$110/nt · 65% occFull audit →
· Optimistic Claim
08
Charming 2 Bedroom Villa for Sale Leasehold in Umalas
Umalas
Caution
Price
USD 107,258
Net Yield
11.3%
Tenure
2-bed · 23yr
$110/nt · 65% occFull audit →
· Optimistic Claim
09
Off Plan Modern and Affordable 3 Bedroom Villa for Sale In Kutuh
Pandawa
Caution
Price
USD 113,217
Net Yield
16.4%
Tenure
3-bed · Freehold
$122/nt · 65% occFull audit →
· Budget Villa· Optimistic Claim
10
BEAUTIFUL 2 BEDROOMS VILLA FOR SALE IN KUTUH NEAR PANDAWA BEACH
Pandawa
Price
USD 113,217
Net Yield
14.8%
Tenure
2-bed · Freehold
$110/nt · 65% occFull audit →
11
BEAUTIFUL 2 BEDROOMS VILLA FOR SALE IN KUTUH NEAR PANDAWA BEACH
Pandawa
Price
USD 113,217
Net Yield
14.8%
Tenure
2-bed · Freehold
$110/nt · 65% occFull audit →
12
3 Bedroom villa for Sale in Bali Kedungu
Tanah Lot Area
Caution
Price
USD 113,217
Net Yield
12.4%
Tenure
3-bed · 25yr
$122/nt · 65% occFull audit →
· Budget Villa· Optimistic Claim
13
Ricefield View 2 Bedroom Villa for Sale Leasehold in Bali Tanah Lot North Side
Tanah Lot Area
Price
USD 113,217
Net Yield
11.3%
Tenure
2-bed · 28yr
$110/nt · 65% occFull audit →
14
BRAND NEW 2 BEDROOMS VILLA FOR SALE LEASEHOLD AND RENT IN ULUWATU NEAR BALANGAN BEACH
Uluwatu
Caution
Price
USD 125,134
Net Yield
9.3%
Tenure
2-bed · 25yr
$109/nt · 42% occFull audit →
· Budget Villa
15
Cozy 2 Bedroom Villa for Sale and Rent in Jimbaran
Jimbaran
Caution
Price
USD 126,207
Net Yield
9.4%
Tenure
2-bed · 29yr
$106/nt · 42% occFull audit →
· Budget Villa
16
Off Plan Cozy and Affordable 2 Bedroom Villa for Sale Near Balangan Beach
Uluwatu
Caution
Price
USD 127,518
Net Yield
9.3%
Tenure
2-bed · 27yr
$109/nt · 42% occFull audit →
· Budget Villa
17
Newly Renovated 3 Bedroom Villa for Sale and Rent in Nusa Dua
Nusa Dua
Caution
Price
USD 131,093
Net Yield
12.6%
Tenure
3-bed · Freehold
$108/nt · 51% occFull audit →
· Budget Villa
18
BRAND NEW 2 BEDROOMS VILLA FOR SALE FREEHOLD IN KUTUH NEAR PANDAWA BEACH
Pandawa
Price
USD 134,072
Net Yield
12.5%
Tenure
2-bed · Freehold
$110/nt · 65% occFull audit →
19
Cozy 3 Bedroom Villa for Sale in Ungasan
Ungasan
Caution
Price
USD 137,052
Net Yield
9.7%
Tenure
3-bed · Freehold
$87/nt · 42% occFull audit →
· Budget Villa
20
COZY & BEAUTIFUL VIEW 3 BEDROOMS VILLA FOR SALE FREEHOLD IN BALI ULUWATU-BALANGAN
Uluwatu
Caution
Price
USD 138,005
Net Yield
10.2%
Tenure
3-bed · Freehold
$92/nt · 42% occFull audit →
· Budget Villa
21
BRAND NEW 2 BEDROOM MINIMALIST VILLA FOR SALE IN KUTUH NEAR PANDAWA BEACH
Pandawa
Price
USD 143,010
Net Yield
11.7%
Tenure
2-bed · Freehold
$110/nt · 65% occFull audit →
22
2 Bedroom Mountain Retreat Villa for Sale in Munduk Buleleng
Buleleng
Price
USD 143,904
Net Yield
10.6%
Tenure
2-bed · 93yr
$110/nt · 65% occFull audit →
23
Off Plan Elegant & Affordable 3 Bedroom Mediterranean Villas for Sale in Nusa Dua
Nusa Dua
Price
USD 145,096
Net Yield
13.8%
Tenure
3-bed · Freehold
$131/nt · 51% occFull audit →
24
MINIMALIST 2-BEDROOM VILLA FOR SALE and RENT IN JIMBARAN
Jimbaran
Caution
Price
USD 156,835
Net Yield
10.3%
Tenure
2-bed · Freehold
$106/nt · 42% occFull audit →
· Budget Villa
25
Charming 2 Bedroom Villa for Sale Leasehold and Freehold Near Pandawa Beach
Pandawa
Price
USD 157,907
Net Yield
10.6%
Tenure
2-bed · Freehold
$110/nt · 65% occFull audit →

Showing the top 25 of 2,363 audited dossiers.

Apply any filter above to see the full set.

No.AssetPrice · USDNet YieldTenure · SpecsSource
01
Brand New Cozy 1 Bedroom Villa for Sale near Nyang Nyang Beach
Uluwatu Caution
USD 88,794
USD 2,537 /m²
9.5%

13.0%·$76/nt

Pre-exp: 7.8%

Budget Villa
Leasehold28yr remaining
1bd / 1ba·35m²/32m²
Full audit
02
Cozy 3 Bedroom Villa for Sale Leasehold and Yearly Rent in Kutuh
Pandawa Caution
USD 89,381
USD 894 /m²
16.8%

32.4%·$122/nt

Pre-exp: 19.4%

Budget VillaInflated ClaimInflated Nightly Rate
Leasehold25yr remaining
3bd / 3ba·100m²/120m²
Full audit
03
BRAND NEW 2 BEDROOMS VILLA FOR SALE LEASEHOLD AND RENT IN BALI PANDAWA-KUTUH
Pandawa Caution
USD 89,381▾ ↓ 6%
USD 894 /m²
12.1%

25.0%·$94/nt

Pre-exp: 15.0%

Optimistic Claim
Leasehold25yr remaining
2bd / 2ba·100m²/65m²
Full audit
04
Brand New Cozy 1 Bedroom Villa for Sale near Balangan Beach
Uluwatu Caution
USD 89,381
USD 2,554 /m²
9.5%

12.9%·$76/nt

Pre-exp: 7.7%

Budget Villa
Leasehold29yr remaining
1bd / 1ba·35m²/31m²
Full audit
05
3 BEDROOM FAMILY VILLA FOR SALE FREEHOLD IN BALI NUSA DUA
Nusa Dua Caution
USD 103,980▾ ↓ 3%
USD 937 /m²
15.8%

19.3%·$108/nt

Budget VillaOptimistic Claim
Freehold
3bd / 3ba·111m²/200m²
Full audit
06
2 bedroom Villa with ricefield view for sale in Kedungu
Tanah Lot Area Caution
USD 107,258
USD 1,041 /m²
15.7%

24.3%·$110/nt

Optimistic Claim
Freehold
2bd / 2ba·103m²/58m²
Full audit
07
Off Plan 2 Bedroom Modern Villa for sale leasehold in Munggu
Seseh Caution
USD 107,258
USD 1,650 /m²
11.5%

24.3%·$110/nt

Pre-exp: 14.6%

Optimistic Claim
Leasehold24yr remaining
2bd / 2ba·65m²/88m²
Full audit
08
Charming 2 Bedroom Villa for Sale Leasehold in Umalas
Umalas Caution
USD 107,258
USD 715 /m²
11.3%

24.3%·$110/nt

Pre-exp: 14.6%

Optimistic Claim
Leasehold23yr remaining
2bd / 2ba·150m²/127m²
Full audit
09
Off Plan Modern and Affordable 3 Bedroom Villa for Sale In Kutuh
Pandawa Caution
USD 113,217
USD 721 /m²
16.4%

25.6%·$122/nt

Budget VillaOptimistic Claim
Freehold
3bd / 3ba·157m²/120m²
Full audit
10
BEAUTIFUL 2 BEDROOMS VILLA FOR SALE IN KUTUH NEAR PANDAWA BEACH
Pandawa
USD 113,217▴ ↑ 9%
USD 1,132 /m²
14.8%

23.1%·$110/nt

Freehold
2bd / 2ba·100m²/70m²
Full audit
11
BEAUTIFUL 2 BEDROOMS VILLA FOR SALE IN KUTUH NEAR PANDAWA BEACH
Pandawa
USD 113,217▴ ↑ 9%
USD 1,132 /m²
14.8%

23.1%·$110/nt

Freehold
2bd / 2ba·100m²/70m²
Full audit
12
3 Bedroom villa for Sale in Bali Kedungu
Tanah Lot Area Caution
USD 113,217
USD 1,617 /m²
12.4%

25.6%·$122/nt

Pre-exp: 15.3%

Budget VillaOptimistic Claim
Leasehold25yr remaining
3bd / 2ba·70m²/100m²
Full audit
13
Ricefield View 2 Bedroom Villa for Sale Leasehold in Bali Tanah Lot North Side
Tanah Lot Area
USD 113,217▾ ↓ 5%
USD 1,132 /m²
11.3%

23.1%·$110/nt

Pre-exp: 13.8%

Leasehold28yr remaining
2bd / 2ba·100m²/100m²
Full audit
14
BRAND NEW 2 BEDROOMS VILLA FOR SALE LEASEHOLD AND RENT IN ULUWATU NEAR BALANGAN BEACH
Uluwatu Caution
USD 125,134▾ ↓ 7%
USD 1,251 /m²
9.3%

13.2%·$109/nt

Pre-exp: 7.9%

Budget Villa
Leasehold25yr remaining
2bd / 2ba·100m²/114m²
Full audit
15
Cozy 2 Bedroom Villa for Sale and Rent in Jimbaran
Jimbaran Caution
USD 126,207
USD 1,117 /m²
9.4%

13.0%·$106/nt

Pre-exp: 7.8%

Budget Villa
Leasehold29yr remaining
2bd / 2ba·113m²/80m²
Full audit
16
Off Plan Cozy and Affordable 2 Bedroom Villa for Sale Near Balangan Beach
Uluwatu Caution
USD 127,518
USD 1,932 /m²
9.3%

13.0%·$109/nt

Pre-exp: 7.8%

Budget Villa
Leasehold27yr remaining
2bd / 2ba·66m²/64m²
Full audit
17
Newly Renovated 3 Bedroom Villa for Sale and Rent in Nusa Dua
Nusa Dua Caution
USD 131,093▾ ↓ 4%
USD 957 /m²
12.6%

15.3%·$108/nt

Budget Villa
Freehold
3bd / 2ba·137m²/150m²
Full audit
18
BRAND NEW 2 BEDROOMS VILLA FOR SALE FREEHOLD IN KUTUH NEAR PANDAWA BEACH
Pandawa
USD 134,072▾ ↓ 2%
USD 1,314 /m²
12.5%

19.5%·$110/nt

Freehold
2bd / 2ba·102m²/125m²
Full audit
19
Cozy 3 Bedroom Villa for Sale in Ungasan
Ungasan Caution
USD 137,052
USD 1,152 /m²
9.7%

9.7%·$87/nt

Budget Villa
Freehold
3bd / 2ba·119m²/300m²
Full audit
20
COZY & BEAUTIFUL VIEW 3 BEDROOMS VILLA FOR SALE FREEHOLD IN BALI ULUWATU-BALANGAN
Uluwatu Caution
USD 138,005
USD 1,150 /m²
10.2%

10.1%·$92/nt

Budget Villa
Freehold
3bd / 3ba·120m²/120m²
Full audit
21
BRAND NEW 2 BEDROOM MINIMALIST VILLA FOR SALE IN KUTUH NEAR PANDAWA BEACH
Pandawa
USD 143,010
USD 1,430 /m²
11.7%

18.2%·$110/nt

Freehold
2bd / 1ba·100m²/98m²
Full audit
22
2 Bedroom Mountain Retreat Villa for Sale in Munduk Buleleng
Buleleng
USD 143,904
USD 576 /m²
10.6%

18.1%·$110/nt

Pre-exp: 10.9%

Leasehold93yr remaining
2bd / 1ba·250m²/180m²
Full audit
23
Off Plan Elegant & Affordable 3 Bedroom Mediterranean Villas for Sale in Nusa Dua
Nusa Dua
USD 145,096▴ ↑ 9%
USD 1,262 /m²
13.8%

16.7%·$131/nt

Freehold
3bd / 3ba·115m²/80m²
Full audit
24
MINIMALIST 2-BEDROOM VILLA FOR SALE and RENT IN JIMBARAN
Jimbaran Caution
USD 156,835
USD 1,060 /m²
10.3%

10.5%·$106/nt

Budget Villa
Freehold
2bd / 2ba·148m²/80m²
Full audit
25
Charming 2 Bedroom Villa for Sale Leasehold and Freehold Near Pandawa Beach
Pandawa
USD 157,907
USD 1,579 /m²
10.6%

16.5%·$110/nt

Freehold
2bd / 2ba·100m²/105m²
Full audit

Showing the top 25 of 2,363 audited dossiers.

Apply any filter above — location, price, beds, tenure — to see the full set.

Field guide

The questions
buyers actually ask.

No hedging, no brochure copy. If you're about to commit a seven-figure sum, these are the things you should already know.

Is Bali Villa Truth affiliated with any agent or broker?

No. We're an independent auditor. We don't sell villas, take commissions, or get paid by agents. The source link on each listing opens the original agent page — we earn nothing if you book.

How is your ROI different from the one on the listing page?

Agent ROI is typically gross yield — rental revenue divided by purchase price. We strip out 40% for operating costs (management, OTA commissions, maintenance, utilities) and, for leasehold properties, subtract annual lease depreciation. The result is a cash-on-cash number that reflects what actually lands in your pocket.

Can foreigners own property in Bali?

Not directly as Hak Milik (freehold). Foreigners typically hold property through (a) a long-term Hak Sewa lease, usually 25-30 years, or (b) a PT PMA (foreign-owned Indonesian company). Each has legal, tax and exit-liquidity trade-offs — talk to an independent notaris before signing anything.

Why do so many listings have red flags?

Bali's market is brochure-driven — ROI claims of 15-25% are common but rarely survive expense modeling. Our flags aren't judgments; they surface assumptions we had to push back on (short lease, inflated nightly rate, missing data). A flagged villa can still be a good buy — you just go in with eyes open.

How often is the data updated?

We re-scrape our source agents weekly and re-run the audit whenever price or status changes. Every listing page shows its last re-audit date.

Do you offer a paid deep audit?

A paid deep-dive service is in the pipeline for Q2 2026 — contract review, exit-scenario modeling, and a live walkthrough. Email audits@balivillatruth.com if you'd like to be first in line.

The Monday dispatch

Price drops, new red flags,
one villa worth a closer look.

Monday mornings, in your inbox. Notable price moves from the week, the newest audits, and a featured deep-dive with the full math. No agent affiliates. No property pitches.

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