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Bali Property Market Outlook

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Bali's Transformation 1984 - 2022

See Baliโ€™s transformation over the years. Play with the timelapse to see how the island evolved and discover the journey that shaped its vibrant present.

Get to Know Baliโ€™s Rental Hotspots

Get a clear view of rental property trends andย strategic locations across Bali. Interact with the heatmap to discover key areas and insights.

Our Latest Insights on the Property Market

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ะ“ะดะต ะปัƒั‡ัˆะต ะฒัะตะณะพ ะธะฝะฒะตัั‚ะธั€ะพะฒะฐั‚ัŒ ะฒ ะฝะตะดะฒะธะถะธะผะพัั‚ัŒ ะฝะฐ ะ‘ะฐะปะธ?

ะšะฐะบ Bukit Vista ัะพะฑะธั€ะฐะตั‚ ัะพั‚ะฝะธ ะดะฐะฝะฝั‹ั… ะพ ะฝะตะดะฒะธะถะธะผะพัั‚ะธ ะฝะฐ...
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ะŸะพั‡ะตะผัƒ ะ‘ะฐะปะธ – ะปัƒั‡ัˆะตะต ะผะตัั‚ะพ ะดะปั ัั‚ั€ะพะธั‚ะตะปัŒัั‚ะฒะฐ ั€ะพัะบะพัˆะฝะพะน ะฒะธะปะปั‹

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ะ˜ััะปะตะดะพะฒะฐะฝะธะต ะณะพะปัƒะฑะพะณะพ ะพะบะตะฐะฝะฐ ั€ั‹ะฝะบะฐ ะฝะตะดะฒะธะถะธะผะพัั‚ะธ ะ‘ะธะฝะณะธะฝะฐ: ะžะฑะทะพั€ ะพั‚ Bukit Vista

ะฏ,ย ะฃั‚ะฐะผะธ, ะบะปัŽั‡ะตะฒะพะน ั‡ะปะตะฝ ะผะฐั€ะบะตั‚ะธะฝะณะพะฒะพะน ะบะพะผะฐะฝะดั‹ Bukit Vista...
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ะŸัƒั‚ะตะฒะพะดะธั‚ะตะปัŒ ะฟะพ ั€ั‹ะฝะบัƒ ะฝะตะดะฒะธะถะธะผะพัั‚ะธ ะ‘ะฐะปะธ ะฒ 2024 ะณะพะดัƒ

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Jing Cho Yang

CEO & Co-Founder of Bukit Vista

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Receive Expert Advice on Property Investment

Our CEO, Jing, has a 15+ year track recordย in the hospitality and property management industry.ย Withย firsthand experience working in vacation rentals, real estate agencies, AMAN resorts, and Airbnb, Jing has a comprehensive understanding of the industry.

We have provided advice on numerous real estate investment strategies and property valuations for various investors and developers worldwide.

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Frequently Asked Questions

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Property prices in Bali continue to rise, particularly in popular areas such as Canggu, Seminyak, and Ubud, which are highly sought after by tourists. These locations are excellent choices for investment. Additionally, nearby areas like Dalung and Tumbak Bayuh may also offer attractive property investment opportunities.

Read more here

To ensure your Bali property investment is a success, consider the following points:

  • Is the design good?ย Browse Instagram, search for hashtags like #balivilla, and look for the most liked and engaging posts.
  • Is the investment profitable?ย Check Airbnb to see how many reviews similar properties have and what the average rental rate is.
  • Product Market Fit
    1. Quality of Design: Unique designs tend to be more successful. Platforms like Airbnb and Booking.com often reward visually striking properties.
    2. The desirability of Location: Does the location provide experiential value? Desirable experiences can range from tranquil villages and natural attractions to hip neighborhoods and coastal regions with ocean views.
    3. Modularity of Space: Consider the varying needs of travelers. The best-performing properties can accommodate everything from single large group bookings during family holidays to multiple smaller group bookings throughout the year.
    4. Agility of Space: The property should cater to both short-term and long-term rentals. Ensure that it includes essential amenities like workspaces, living areas, and kitchens to appeal to a wide range of tenants.

Our data scientists and analysts collect and web-scrape thousands of rental property data points from OTAs (like Airbnb and Booking.com) to determine the popularity of locations relative to other potential properties in the area that a guest or homeowner might consider. This includes factors such as proximity to restaurants, attractions, and viewpoints. Based on our analysis, We plot these data on a heatmap to grade areas.


Example of Our Heatmap Analysis:

heatmap

Elevate Your Property with Bukit Vista
At Bukit Vista, we specialize in transforming villas into high-performing assets. Hereโ€™s how we do it:
ย 
> Platform Excellence: Focusing on Airbnb
  • Top-Ranked Airbnb Profiles:
  • Join our highly-rated Airbnb host profiles with over 33,855 reviews, averaging 4.5+ stars.
  • Benefit from 70,000 page views across our Airbnb profiles, ensuring maximum visibility.
  • Why Airbnb?
    • Consistently leading in search interest according to Google Trends.
    • Offers unique features to enhance guest and host experiences, including check-in instructions with images, detailed amenities for each room, photo categorization, andย Air Cover insurance.
> Superior SEO Performance
  • Unmatched Online Presence:
    • Over 15,000 Google Search impacts per month.
    • Strategic listing placements in articles and pages.
    • 16,000 monthly views on our articles and 8,000 views on ourย Bali Event Calendar.
> Leadership and Expertise
  • Industry Veterans:
    • Led by a former Airbnb Lead Manager for Indonesia, boasting over a decade of experience.
    • Managing 110+ properties with aย money-back guaranteeย and stable revenue for partners.
> High-Performance Strategies
  • Visual Appeal:
    • Captivating photography and personalized property maps infographics to attract guests.
> Seamless Property Management
  • In-House Software (BIGRR):
    • Streamlined booking management, guest communications, and performance analytics.
    • Providing transparency, operational efficiency, and guest management insights through theย BVGOย platform.
  • Dedicated Support:
    • A dedicated case manager and review management to ensure a 5-star standard for all properties.
ย 
Why Choose Bukit Vista?
  • We offer the highest returns in the shortest amount of time, backed by a robust system, experienced leadership, and innovative technology. Partner with Bukit Vista for Bali villa management and transform your villa into a top-performing asset.

The design of your villa is crucial for maximizing return on investment. A well-chosen, unique design can drive high occupancy and rates by delivering a memorable guest experience that stands out, even if the location or services are average.

At Bukit Vista, we know that while bad designs are easy to spot, great designs are rarer and more valuable. If you’re unsure about your design, consider an appraisal to see how it compares to the thousands of properties in Bali.

Generally, the more unique your design, the better your investment potential. If a design is widely copied, itโ€™s likely not the best choice for fast returns.

ย 

Read more here for Bali villa design

Navigating property prices in Bali requires an understanding of the island’s unique real estate market. Hereโ€™s a breakdown:

  • Extensive Price Range: Bali’s property market offers a diverse price range that reflects the unique characteristics of each location, catering to all types of investors.

  • Market Dynamics: The market is influenced by fashion trends and market fluctuations, making property valuations in Bali dynamic and sometimes unpredictable.

  • Vacation Rental Market Fluidity: The vacation rental market is sensitive to trends and market shifts, emphasizing the importance of timing and market knowledge for investors.
  • Investment Outlook: For many property owners in Bali, their estates are secondary assets, not primary residences or crucial income sources. This results in minimal urgency in transactions, contributing to a unique market dynamic where properties range from no-cost arrangements, like partnering with landowners in Bird Hills, to multi-million dollar valuations in prime areas like Asmara Nusa Dua.

Real estate clubs and groupsย in Bali play aย pivotal roleย in facilitating transactions by offering platforms forย professional networkingย and the cultivation ofย credible, long-term relationshipsย essential for success in the local market. They serve as critical forums for engaging withย industry expertsย and securingย reliable information, ensuring that members are well-positioned to makeย informed decisionsย and accessย valuable investment opportunities.

The answer isย professional networkingย and fostering credible, long-term relationships that are fundamental to navigating theย Bali real estate marketย successfully. These clubs and groups serve as vital forums for aligning withย knowledgeable professionalsย andย trusted advisorsย in the industry.

Understanding the differences in approach betweenย local and foreign investorsย is crucial in navigating the Bali real estate market effectively. Here are the insights observed at Bukit Vista:

  • Regarding the Law:

    • Local Investors:
      • Comfortable withย legal ambiguity.
      • Transactions often without lawyers, using only notaries.
      • Not overly concerned about strict law enforcement due to cost and political influence.
    • Foreign Investors:
      • Oftenย nervous about legal issues, seeking extensive legal counsel.
      • Prioritizeย complianceย with laws and taxes to safeguard investment rights.
  • Regarding Design & Vision:

    • Local Investors:
      • Preferย safe design and locations, avoiding risks to maintain steady, but potentially lower, returns.
    • Foreign Investors:
      • Opt forย riskier designsย andย original visions, aspiring to stand out and potentially achieve higher returns.
  • Regarding Decision Making:

    • Localsย tend to rely onย gut instinctsย or follow neighbors, rarely sharing details about unprofitable decisions.
    • Foreignersย vary, with some valuingย data-driven decisionsย and sharing insights from their experiences, fostering learning.
  • Regardingย Management Strategy:

    • Local Investorsย often view management as temporary, seekingย lower cost solutionsย that may impact brand and revenue negatively.
    • Foreign Investorsย may attempt to manage properties themselves but often recognize the need forย professional managementย due to distance and other commitments.
    • Long-term investors, both local and foreign, understand the importance ofย strong managementย for sustained success and ROI.
  • Cultural Dynamics: Investors often formย tribal groupsย based on nationality or language, which can influence decision-making and trust. This includes theย Anglosphere, theย Russosphere, and variousย local Indonesianย groups, each with their own preferences and decision-making styles.

Here in Bukit Vista, we emphasize the importance of recognizing these diverse approaches and offersย strategic consultationย andย management solutionsย to maximize investment returns. Join us at ourย Round Table Talkย for networking and insights into Baliโ€™s real estate market.

The emergence ofย Uluwatuย as aย rapidly growing marketplaceย is evidenced by theย high rateย of discovery ofย new construction sitesย andย new ownersย coming toย investย inย South Kuta. Our field discovery teams find aboutย 10-15 newย construction sitesย a dayย in the region.

ย 

In 2024, some of theย most in-demand interior designsย for guests are:

1. Natural materials
2. Minimalist concepts
3. Bohemian style

We continually update our information on the interior designs that interest our guests. Stay informed by following our articles.

Our team ofย data scientistsย andย analystsย collects and analyzes thousands of rental property data points from OTAs (e.g.,ย Airbnb) to determine a locationโ€™s popularity relative to all other potential properties in the area that a guest or homeowner might consider. Our analysis includesย review ratings,ย counts,ย prices,ย occupancy, andย potential ranking. We then plot this data on aย heat mapย to identify specificย grade areasย based on our analysis.

heatmap

At Bukit Vista, our data engineers create heat maps by analyzing platform listings to assess location popularity. The heat map uses color-coded circles: green for high satisfaction, blue for moderate, and red for low, with circle size reflecting the number of reviews.

We use Product User Fit (PUF) to gauge how well a property attracts specific travelers, similar to how desirable concert seats vary. Properties with a high PUF offer appealing design, location, and features, leading to better ADR (Average Daily Rate) and occupancy rates.

ADR and occupancy data are difficult to obtain directly, but we combine our data with Airbnbโ€™s second-party data for estimates. For example, if our 40 Ungasan listings have over ten reviews, similar properties likely share comparable ADR and occupancy rates.

We aim to achieve at least 60% occupancy with dynamic pricing, focusing on properties with strong user fit for optimal ROI.

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