Bali Investment Advisor › Kerobokan

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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 priceA$ 365,197 64 for sale
Price / m²A$ 2,356 −8% vs Bali
Median annual rentA$ 23,821 79 rentals
Leasehold price / m²A$ 2,242
Freehold price / m²A$ 2,415
Land price / m²A$ 293 6 land
Leasehold share82%

Yield by bedrooms

Bedrooms Median price Median rent / year Gross yield Listings
1 A$ 140,156 A$ 11,911 8.5% 14
2 A$ 277,913 A$ 20,327 7.3% 53
3 A$ 393,079 A$ 28,943 7.4% 40
4 A$ 599,112 A$ 78,610 13.1% 13
5+ A$ 919,719 A$ 64,516 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 A$ 416,870 4 bd · 261 m² · price/m² vs 46 comparables
Area median: A$ 2,242/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 A$ 635,231 5 bd · 456 m² · price/m² vs 10 comparables
Area median: A$ 2,415/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 A$ 182,629 2 bd · 110 m² · price/m² vs 46 comparables
Area median: A$ 2,242/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 A$ 222,331 2 bd · 150 m² · price/m² vs 46 comparables
Area median: A$ 2,242/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 A$ 873,442 4 bd · 550 m² · price/m² vs 46 comparables
Area median: A$ 2,242/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 A$ 140,156 1 bd · 90 m² · price/m² vs 46 comparables
Area median: A$ 2,242/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 A$ 397,019 2 bd · 276 m² · price/m² vs 46 comparables
Area median: A$ 2,242/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 A$ 463,443 3 bd · 265 m² · price/m² vs 46 comparables
Area median: A$ 2,242/m² Est. gross yield 6.2%
5 Bedroom Villa for Sale in Bali −21%
Kerobokan 5 Bedroom Villa for Sale in Bali A$ 1,310,164 5 bd · 669 m² · price/m² vs 7 comparables
Area median: A$ 2,481/m² Est. gross yield 4.9%
Villa for sale in Kerobokan — 250 sqm −39% Leasehold
Kerobokan Villa for sale in Kerobokan — 250 sqm A$ 341,437 250 m² · price/m² vs 46 comparables
Area median: A$ 2,242/m²
900 sqm land for sale in Kerobokan −36% Leasehold
Kerobokan 900 sqm land for sale in Kerobokan A$ 171,512 900 m² · land price/m² vs 5 comparables
Area median: A$ 298/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% A$ 2,520 35
Pecatu 69 · Strong opportunity 13.3% A$ 2,988 22
Umalas 68 · Strong opportunity 7.7% A$ 2,499 151
Canggu 67 · Good 7.8% A$ 2,745 453
Pererenan 66 · Good 7.7% A$ 2,780 97
Bukit 63 · Good 6.7% A$ 2,458 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.