Yolla Realty · Investment

Invest with Yolla

An Uluwatu villa can be a yielding asset, not just a holiday home. Here is what drives the return, how the process works, and an open calculator to model it on real portfolio data.

The Case

A villa can be an asset, not just a second home

Most people buy in Bali for the lifestyle, then find the villa can pay for itself. In Uluwatu, a well-positioned villa earns nightly rates that hold through the year, in the corridor where Bukit land has appreciated fastest.

Yolla is the rare company that sits across the whole of it. We build in this corridor, we sell into it with our own legal counsel, and we manage more than 120 villas in it. The numbers on this page are not brochure projections. They come from the villas we actually operate.

120+
Villas under management
10%
Net average annual ROI
85%
Average occupancy
92%
Of our villas sold within 3 years
What Moves the Number

Five things decide what a villa earns

01

Position

Clifftop and ocean-view villas command a 25 to 40% nightly premium over garden-facing units. Position is the single biggest lever on revenue.

02

Size and layout

More bedrooms lift nightly rates but raise the entry price. One and two-bedroom villas often post the strongest yield; larger villas trade yield for income and resale appeal.

03

Lease term

A longer remaining lease protects both your earning horizon and your resale value. Always read the extension clause before you buy.

04

Build quality

The tropics punish cheap construction. Solid building keeps maintenance low and reviews high, and that compounds into occupancy.

05

Management

Self-managed owners in this market run 15 to 20% lower occupancy than managed equivalents. Operations are where yield is won or lost.

Try it

Every lever is in the calculator

Each of these is an input below. Adjust them and watch the return move in real time.

How It Works

From decision to first payout

1

Define the goal

We start with your budget, your target return, and whether this is income, lifestyle, or both.

2

Choose and verify

We match you to new, off-plan, or resale stock, then our in-house legal team checks title, lease, and zoning.

3

Buy

Purchase through a leasehold or PT PMA structure, with a notary and escrow. Remotely if you are not in Bali.

4

Earn

Hand the villa to Yolla Hospitality. It goes live across booking channels and you get one clear report a month.

Read the full buyer's guide →
The Numbers

Estimate your villa returns

Adjust the inputs to model a scenario. The math runs on rates and occupancy drawn from the villas we actually operate.

Calculated from 120+ managed villas
Your Investment
$160K$1.5M+
Clifftop and ocean-view villas command a 25 to 40% nightly rate premium over garden-facing units.
Self-managed owners in the Uluwatu market achieve on average 15 to 20% lower occupancy than Yolla-managed equivalents.
Usage & Assumptions
None12 weeks
Personal stays during peak season reduce occupancy and net return. Blocking shoulder-season weeks has less impact.
Standard is the portfolio average. Conservative assumes lower shoulder-season rates. Optimistic assumes strong peak capture and repeat guests.
A shorter remaining lease reduces the effective investment horizon and resale value. Always check the extension clause.
5 yr25 yr
Your Estimated Returns
Gross Revenue
—
per year
Net Income
—
per year
Net Annual ROI
—
on purchase price
Payback Period
—
years
Annual Cost Breakdown
Gross rental revenue—
Management fee—
Cleaning & per-stay—
Maintenance—
Utilities—
Land lease instalment—
OTA fees & insurance—
Net annual income—
Hold Period Projection (10 years)
Total net income—
Initial investment—
Net gain (income only)—
Payback at year 10—
vs. Portfolio Benchmarks
Your scenario
—
Portfolio avg
10%
Top quartile
13%
Want to run the numbers on a specific property? Message us on WhatsApp. Nora will walk through your scenario using actual income statements from comparable managed villas.
Talk to Nora →
Important: This calculator produces illustrative estimates based on Yolla Hospitality's managed-portfolio averages as of Q1 2026. Actual returns vary with the specific property, its position, lease terms, construction quality, management choices, market conditions, and seasonal patterns. Figures are net of management fees and estimated operating costs but exclude acquisition costs, legal and notarial fees, and currency fluctuations. This tool is not financial advice. Seek independent financial and legal advice before any purchase.