Bali Villa Truth is the independent audit bureau for villa investors. We stress-test every asking price against real operating costs, market-rate occupancy, and lease decay — then publish the net yield that actually lands in your pocket.
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.
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| No. | Asset | Price · USD | Net Yield | Tenure · Specs | Source |
|---|---|---|---|---|---|
No hedging, no brochure copy. If you're about to commit a seven-figure sum, these are the things you should already know.
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.
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.
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.
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.
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.
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.
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