Bali Investment Advisor › Kerobokan

71 /100
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Investing in Kerobokan

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

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 price$ 256,741 64 for sale
Price / m²$ 1,656 −8% vs Bali
Median annual rent$ 16,747 79 rentals
Leasehold price / m²$ 1,576
Freehold price / m²$ 1,698
Land price / m²$ 206 6 land
Leasehold share82%

Yield by bedrooms

Bedrooms Median price Median rent / year Gross yield Listings
1 $ 98,533 $ 8,373 8.5% 14
2 $ 195,379 $ 14,291 7.3% 53
3 $ 276,343 $ 20,347 7.4% 40
4 $ 421,189 $ 55,264 13.1% 13
5+ $ 646,582 $ 45,356 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.

4-bedroom villa for sale in Kerobokan — 261 sqm −29% Leasehold
Kerobokan 4-bedroom villa for sale in Kerobokan — 261 sqm $ 293,069 4 bd · 261 m² · price/m² vs 46 comparables
Area median: $ 1,576/m² Est. gross yield 18.9%
5-bedroom villa for sale in Kerobokan — 456 sqm −42% Freehold
Kerobokan 5-bedroom villa for sale in Kerobokan — 456 sqm $ 446,581 5 bd · 456 m² · price/m² vs 10 comparables
Area median: $ 1,698/m² Est. gross yield 10.2%
2-bedroom villa for sale in Kerobokan — 110 sqm −26% Leasehold
Kerobokan 2-bedroom villa for sale in Kerobokan — 110 sqm $ 128,392 2 bd · 110 m² · price/m² vs 46 comparables
Area median: $ 1,576/m² Est. gross yield 11.1%
2-bedroom villa for sale in Kerobokan — 150 sqm −34% Leasehold
Kerobokan 2-bedroom villa for sale in Kerobokan — 150 sqm $ 156,303 2 bd · 150 m² · price/m² vs 46 comparables
Area median: $ 1,576/m² Est. gross yield 9.1%
4-bedroom villa for sale in Kerobokan — 550 sqm −29% Leasehold
Kerobokan 4-bedroom villa for sale in Kerobokan — 550 sqm $ 614,048 4 bd · 550 m² · price/m² vs 46 comparables
Area median: $ 1,576/m² Est. gross yield 9.0%
1-bedroom villa for sale in Kerobokan — 90 sqm −31% Leasehold
Kerobokan 1-bedroom villa for sale in Kerobokan — 90 sqm $ 98,533 1 bd · 90 m² · price/m² vs 46 comparables
Area median: $ 1,576/m² Est. gross yield 8.5%
2-bedroom villa for sale in Kerobokan — 276 sqm −36% Leasehold
Kerobokan 2-bedroom villa for sale in Kerobokan — 276 sqm $ 279,113 2 bd · 276 m² · price/m² vs 46 comparables
Area median: $ 1,576/m² Est. gross yield 5.1%
3-bedroom villa for sale in Kerobokan — 265 sqm −22% Leasehold
Kerobokan 3-bedroom villa for sale in Kerobokan — 265 sqm $ 325,810 3 bd · 265 m² · price/m² vs 46 comparables
Area median: $ 1,576/m² Est. gross yield 6.2%
5 Bedroom Villa for Sale in Bali −21%
Kerobokan 5 Bedroom Villa for Sale in Bali $ 921,072 5 bd · 669 m² · price/m² vs 7 comparables
Area median: $ 1,744/m² Est. gross yield 4.9%
Villa for sale in Kerobokan — 250 sqm −39% Leasehold
Kerobokan Villa for sale in Kerobokan — 250 sqm $ 240,037 250 m² · price/m² vs 46 comparables
Area median: $ 1,576/m²
900 sqm land for sale in Kerobokan −36% Leasehold
Kerobokan 900 sqm land for sale in Kerobokan $ 120,577 900 m² · land price/m² vs 5 comparables
Area median: $ 209/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% $ 1,772 35
Pecatu 69 · Strong opportunity 13.3% $ 2,101 22
Umalas 68 · Strong opportunity 7.7% $ 1,757 151
Canggu 67 · Good 7.8% $ 1,930 453
Pererenan 66 · Good 7.7% $ 1,954 97
Bukit 63 · Good 6.7% $ 1,728 84

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How it works

  1. Gross yield = median annual rent ÷ median sale price, matched by number of bedrooms within each area. Monthly rentals are annualised at 75% occupancy.
  2. 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.
  3. 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.