Bali Investment Advisor › Kerobokan

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Investing in Kerobokan

Verdict: Strong opportunity #2 of 41 areas in Bali · Badung

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What the data says

✓Deep rental market: many rentals listed, easier to let
iMostly leasehold: yields look higher than freehold would

Market snapshot

Gross yield8.0% Bali: 8.0%

Median villa priceRp 4,6 B 64 for sale

Price / m²Rp 29,7 M −8% vs Bali

Median annual rentRp 300 M 79 rentals

Leasehold price / m²Rp 28,2 M

Freehold price / m²Rp 30,4 M

Land price / m²Rp 3.687.500 6 land

Leasehold share82%

Yield by bedrooms

Bedrooms	Median price	Median rent / year	Gross yield	Listings
1	Rp 1,8 B	Rp 150 M	8.5%	14
2	Rp 3,5 B	Rp 256 M	7.3%	53
3	Rp 5 B	Rp 364,5 M	7.4%	40
4	Rp 7,5 B	Rp 990 M	13.1%	13
5+	Rp 11,6 B	Rp 812,5 M	7.0%	11

Below-market listings

For-sale listings priced at least 20% under the median of comparable properties in the same area and tenure. With leasehold, a big discount often means fewer years left on the lease: always check it.

−29% Leasehold

Kerobokan 4-bedroom villa for sale in Kerobokan — 261 sqm Rp 5,3 B 4 bd · 261 m² · price/m² vs 46 comparables
Area median: Rp 28,2 M/m² Est. gross yield 18.9%

−42% Freehold

Kerobokan 5-bedroom villa for sale in Kerobokan — 456 sqm Rp 8 B 5 bd · 456 m² · price/m² vs 10 comparables
Area median: Rp 30,4 M/m² Est. gross yield 10.2%

−26% Leasehold

Kerobokan 2-bedroom villa for sale in Kerobokan — 110 sqm Rp 2,3 B 2 bd · 110 m² · price/m² vs 46 comparables
Area median: Rp 28,2 M/m² Est. gross yield 11.1%

−34% Leasehold

Kerobokan 2-bedroom villa for sale in Kerobokan — 150 sqm Rp 2,8 B 2 bd · 150 m² · price/m² vs 46 comparables
Area median: Rp 28,2 M/m² Est. gross yield 9.1%

−29% Leasehold

Kerobokan 4-bedroom villa for sale in Kerobokan — 550 sqm Rp 11 B 4 bd · 550 m² · price/m² vs 46 comparables
Area median: Rp 28,2 M/m² Est. gross yield 9.0%

−31% Leasehold

Kerobokan 1-bedroom villa for sale in Kerobokan — 90 sqm Rp 1,8 B 1 bd · 90 m² · price/m² vs 46 comparables
Area median: Rp 28,2 M/m² Est. gross yield 8.5%

−36% Leasehold

Kerobokan 2-bedroom villa for sale in Kerobokan — 276 sqm Rp 5 B 2 bd · 276 m² · price/m² vs 46 comparables
Area median: Rp 28,2 M/m² Est. gross yield 5.1%

−22% Leasehold

Kerobokan 3-bedroom villa for sale in Kerobokan — 265 sqm Rp 5,8 B 3 bd · 265 m² · price/m² vs 46 comparables
Area median: Rp 28,2 M/m² Est. gross yield 6.2%

−21%

Kerobokan 5 Bedroom Villa for Sale in Bali Rp 16,5 B 5 bd · 669 m² · price/m² vs 7 comparables
Area median: Rp 31,3 M/m² Est. gross yield 4.9%

−39% Leasehold

Kerobokan Villa for sale in Kerobokan — 250 sqm Rp 4,3 B 250 m² · price/m² vs 46 comparables
Area median: Rp 28,2 M/m²

−36% Leasehold

Kerobokan 900 sqm land for sale in Kerobokan Rp 2,2 B 900 m² · land price/m² vs 5 comparables
Area median: Rp 3.750.000/m²

Browse this area

Villas for sale in Kerobokan (64) Villas for rent in Kerobokan (79) Land for sale in Kerobokan (6)

Compare with nearby areas

Area	Score	Gross yield	Price / m²	Rentals
Ungasan	80 · Strong opportunity	12.2%	Rp 31,7 M	35
Pecatu	69 · Strong opportunity	13.3%	Rp 37,6 M	22
Umalas	68 · Strong opportunity	7.7%	Rp 31,5 M	151
Canggu	67 · Good	7.8%	Rp 34,6 M	453
Pererenan	66 · Good	7.7%	Rp 35 M	97
Bukit	63 · Good	6.7%	Rp 31 M	84

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How it works

Gross yield = median annual rent ÷ median sale price, matched by number of bedrooms within each area. Monthly rentals are annualised at 75% occupancy.
Leasehold prices buy a lease of typically 25–30 years, not the land. Their yields look higher: deduct roughly 3.5–4% a year of lease amortisation to compare with freehold.
The score (0–100) weighs yield (45%), price per m² against the Bali median (25%) and depth of the rental market (30%). Areas with few listings are pulled towards 50.

Indicative market data, not financial advice. Asking prices are not sale prices; always check title, permits (PBG/SLF), zoning and remaining lease years with a notary before buying.

Types de biens