Why this
exists.
Many Bali villa listings quote an ROI figure without showing the assumptions behind it. We built a site that checks the math and makes the limits of each estimate visible.
The problem
Bali's property market is brochure-driven. Agents publish yields of 15–25% using gross revenue, peak-season nightly rates, and purchase prices that conveniently exclude tax, notaris fees, furniture, and lease depreciation. Buyers — often first-time foreign investors — have no neutral place to check the math.
What we do
We review public listings from Bali Home Immo and apply a standardized financial model where the property is within its scope:
- 01Nightly rate estimated from Booking.com villa asking rates by area and bedroom tier
- 02Shared 65% occupancy scenario; provisional area proxies shown separately
- 0340% operating expense load — management, OTA commissions, maintenance, utilities
- 04Lease-term amortisation for all Hak Sewa (leasehold) properties
- 05Red-flag detection for short leases, price/rate mismatches, and inflated claims
Everything is decomposable. Every number on every listing can be traced back to an input. Read the full methodology page for the gory details.
How we stay honest.
We're not a broker.
We earn zero commission on any sale. The "view original listing" link goes straight to the agent — if you buy, we don't see a rupiah.
We don't take agent money.
No paid rankings, no sponsored listings, no "featured properties." Every audit is run on the same model.
We show our assumptions.
Every sensitivity slider, every expense line item, every lease-decay calculation is exposed. You can disagree with our inputs and rebuild the math yourself.
We date our source checks.
Prices and listing details can change. Each listing shows its latest source-check date and available recorded price history, so you can verify what is still current.
What we're not
We're not a law firm, a notaris, or a licensed financial advisor. Our analysis is informational. Every serious purchase still needs a contract review, a licensed notaris, and independent tax advice. If an audit here gives you pause — that's the point. If it gives you confidence — still do your own diligence.
Who builds this
Bali Villa Truth is an independent project. The site, infrastructure, and audits are built and maintained by one person who splits time between Bali and the Australian east coast. The financial model is the work of a lapsed equities analyst who got tired of watching friends buy villas on the strength of a brochure.
Questions, corrections, or audit requests: audits@balivillatruth.com.