Bali 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 review source asking prices using modeled operating costs, a shared 65% occupancy screening scenario, and a noncash lease allowance. Each eligible listing shows the inputs behind its estimated net yield.
Filter by location, yield band, or lease structure. Each listing shows its source-card observation date, modeled assumptions, and diligence flags; unsupported assets have no ROI estimate.
Top 25 of 2,507 audited · Filter to see all
1,207 review flags
01
Brand New Cozy 1 Bedroom Villa for Sale near Balangan Beach
Brand New Cozy 1 Bedroom Villa for Sale near Balangan Beach
Uluwatu Caution
USD 89,381
USD 2,554 /land m²
9.5%
21.6%·$76/nt
Before lease allowance: 12.9%
Budget Villa
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.29yr source-listed
BRAND NEW 1 BEDROOM VILLA FOR SALE AND RENT IN ULUWATU - NYANG NYANG
Uluwatu Caution
USD 89,381
USD 2,709 /land m²
9.5%
21.6%·$76/nt
Before lease allowance: 12.9%
Budget Villa
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.29yr source-listed
BRAND NEW BEDROOM VILLA FOR SALE LEASEHOLD & RENTAL IN BALANGAN
Uluwatu Caution
USD 89,381
USD 2,554 /land m²
9.5%
21.6%·$76/nt
Before lease allowance: 12.9%
Budget Villa
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.29yr source-listed
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.28yr source-listed
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
Off Plan 2 Bedroom Modern Villa for sale leasehold in Munggu
Cemagi / Seseh Verify
USD 107,258
USD 1,650 /land m²
11.4%
26.0%·$110/nt
Before lease allowance: 15.6%
Off PlanGross vs Net
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.24yr source-listed
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.29yr source-listed
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
Off Plan Modern and Affordable 3 Bedroom Villa for Sale In Kutuh
Pandawa Verify
USD 113,217
USD 721 /land m²
16.4%
27.3%·$122/nt
Off PlanBudget VillaGross vs Net
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
BRAND NEW 2 BEDROOMS VILLA FOR SALE AND RENT IN BALI PANDAWA-KUTUH
Pandawa
USD 113,217
USD 1,132 /land m²
14.8%
24.7%·$110/nt
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.25yr source-listed
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.28yr source-listed
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
2 Bedroom Mountain Retreat Villa for Sale in Munduk Buleleng
Other Bali Area
USD 143,904
USD 576 /land m²
10.6%
19.4%·$110/nt
Before lease allowance: 11.6%
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.93yr source-listed
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
MINIMALIST 2-BEDROOM VILLA FOR SALE and RENT IN JIMBARAN
Jimbaran Caution
USD 156,835
USD 1,060 /land m²
10.3%
17.2%·$106/nt
Budget Villa
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
Charming 2 Bedroom Villa for Sale Leasehold and Freehold Near Pandawa Beach
Pandawa
USD 157,907
USD 1,579 /land m²
10.6%
17.7%·$110/nt
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
LeaseholdHak SewaContractual lease right for a stated term, not Hak Milik title. Verify the lessor's authority, remaining term, extension price, and signed documents before relying on a listing label.23yr source-listed
OFF PLAN CHARMING 2 BEDROOM VILLA FOR SALE IN JIMBARAN
Jimbaran Verify
USD 160,106
USD 1,601 /land m²
10.1%
16.8%·$106/nt
Off PlanBudget Villa
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
Off Plan 2 bedroom Modern Villa for sale freehold and leasehold in Kedungu
Tanah Lot Area Verify
USD 160,887
USD 1,504 /land m²
10.4%
17.3%·$110/nt
Off Plan
FreeholdHak MilikIndonesian land ownership right. A foreign individual cannot hold Hak Milik directly. A listing marked freehold does not establish what this buyer can acquire; verify the certificate and buyer eligibility with independent counsel.
Apply any filter above — location, price, beds, tenure — to see the full set.
Field guide
The questions buyers actually ask.
No brochure copy. Before paying a deposit, these are the questions worth asking with independent advisers.
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 often starts with gross rental revenue divided by asking price. BVT models a 40% operating-cost allowance and, for leaseholds, a noncash straight-line lease-value allowance. That allowance uses a source-listed period or a disclosed fallback, not measured resale depreciation. Net yield is not cash-on-cash return or a forecast of money paid to you; verify actual costs, bookings, taxes, and financing separately.
Can foreigners own property in Bali?+
A foreign individual cannot directly hold Hak Milik. Residential use rights, leases, and company-held land rights have different eligibility and permitted uses; a listing's 'freehold' label does not establish what you can acquire. Have an independent Indonesian property lawyer verify the title, proposed structure, permits, and rental-use rules before paying a deposit.
Headline ROI claims can omit operating costs or assume high occupancy. Our flags aren't judgments; they highlight issues such as short leases, unusual asking prices, and missing data. A flagged villa may still merit review, but each issue needs independent evidence.
How often is the data updated?+
Our source refresh is scheduled daily, but a failed source or quality check can delay an update. Each listing shows when its source listing card was last seen; that date does not independently verify sale availability or every physical field.
Do you offer a paid deep audit?+
Some listings offer a paid automated deep-audit report. It adds scenarios and due-diligence prompts, but it is not a legal review or a substitute for property-level evidence. Contact audits@balivillatruth.com for a custom-review inquiry.
Research updates
Bali villa research updates
Join the list for new audits, material asking-price changes and model-assumption notes when available. No fixed delivery schedule. No agent affiliates. No property pitches.
