balivillacare
Key takeaways
- Published Bali villa management commissions run from 10% to 20%. Those are honest figures and they are not the whole deduction.
- Adding platform commission, channel manager and markup on services brings the intermediary layer to 37–42%modelled of gross booking revenue.
- The 10% final tax on rent does not cover nightly letting: PP No. 34 Tahun 2017 excludes lodging services. A villa owner's income tax depends on the owner — 0.5% of gross turnover for an eligible resident, or 22% of a company's profit.
- A let of more than one month is not an object of the regional accommodation tax — nothing about the villa has to change, only the length of the booking.
- This site is not a villa management company. The only fee it accepts is a fixed amount per enquiry, agreed in advance, which would not change with whether you sign with anyone.
Every villa management company in Bali advertises one number, and the number is usually true. The problem is what is not in it.
How to read the numbers on this page. A figure with no marker is quoted from a primary source and linked at the foot of the page. reported means we could not read the figure at its source — a company that publishes no rate card, or an official decision or announcement available only through news reporting — so it comes from that reporting, which is linked. modelled means it came out of the model set out on the methodology page, which you can disagree with line by line.
The six deductions
Between the rate a guest pays for your villa and the transfer that reaches your account, six things happen. Most owners can name two of them.
| Line | Amount |
|---|---|
| What the guest pays | USD 6,000 |
| Accommodation tax (PBJT)Charged on what the guest pays. Not applicable to a let of more than one month. | −USD 600 |
| Booking revenue | USD 5,400 |
| Platform commissionWeighted across the channel mix at 14.2%. | −USD 768 |
| Management commission20% of booking revenue — charged on the booking, not on what is left after the platform. | −USD 1,080 |
| Channel manager and payment processing | −USD 108 |
| Housekeeping, laundry and grounds | −USD 540 |
| Markup on services bought for youZero if the contract says these are rebilled at cost. | −USD 54 |
| Transfer from the managerWhat lands in your account. Everything below this line happens outside their statement. | USD 2,850 |
| Utilities, repairs and replacement | −USD 378 |
| Reaches the owner, before income tax | USD 2,472 |
| Share of the guest’s money that does not | 59% |
The management commission in that walk is USD 1,080. The platform takes USD 768, the accommodation tax takes USD 600, and running the villa takes the rest — before the owner's own income tax. Owners negotiate hard over the first of those and budget for the others by accident. The full walk, line by line.
The same diagram as a table
| Line | US dollars |
|---|---|
| What the guest pays | 6,000 |
| Accommodation tax | −600 |
| Platform commission | −768 |
| Management commission | −1,080 |
| Channel manager | −108 |
| Housekeeping and grounds | −540 |
| Markup on those services | −54 |
| Utilities and repairs | −378 |
| Reaches the owner | 2,472 |
Three things that are true and rarely written down
The commission is charged on gross, not on what the platform leaves
Every published rate card read for this build charges its percentage against booking revenue, rental income or the published rate — all of which mean before the platform's cut. At a blended platform commission of 14.2%modelled that distinction is worth several points of gross, which is more than the spread between most companies' headline rates. What each platform takes.
Two companies advertising 20% are not selling the same thing
One published rate card lists housekeeping, laundry and pool maintenance inside its 20%. Another, on the same page as the words “complete, high-end solution”, states that staff salaries are not included in any of its plans and remain the owner's responsibility. Neither is hiding anything. Both are advertising the same number for different products. The three fee models compared.
The income tax is not the 10% everyone quotes
PP No. 34 Tahun 2017 charges 10% final tax on income from letting land and buildings — and its Pasal 2(3) excludes income from lodging services. A villa let night by night is lodging; the regional tax law names villas as hotel services. So the owner's income tax is business income tax, set by who the owner is: 0.5% of gross turnover of turnover for an eligible resident under PP 55/2022, or 22% of a company's profit. The tax stack in full.
Start where your question is
| If you are | Start here |
|---|---|
| Unsure which contract you are even being offered | Villa management, property management, rental management, co-hosting and caretaker compared — four different scopes at four different prices, and the words do not tell you which. |
| Letting already, and unsure what you should be netting | Put your own gross and net into the estimator — it walks your real figures down with sourced deductions and shows the gap. |
| Reviewing a contract or an offer | The clauses that decide what you net, and what actually comes off a booking. |
| Looking for a management company | The five questions that separate them, by area. |
| Wondering whether to let long-term instead | The two models walked side by side, including the one-month tax line. |
| Buying, or building | Buying property in Bali as a foreigner, what a yield figure actually measures, which classification the villa can hold, how to check a villa's license yourself and what a foreigner can borrow against. |
| Leasing land, or leasing the villa out | Leasehold land in Bali explained — term, tax and registration — and leasing the whole villa to an operator instead of having it managed. |
| Worried something is wrong | What actually goes wrong, and the five questions that surface most of it. |
The five areas
National rules do not change by area. Which administration collects the accommodation tax does, and so does how long guests stay — which decides whether the one-month exclusion is a live question or a footnote.
- Seminyak, Petitenget and Kerobokan — Badung Regency. Competition from hotels.
- Canggu, Berawa and Pererenan — Badung Regency. New supply.
- Uluwatu, Bingin and Pecatu — Badung Regency. Water and utilities on the Bukit.
- Ubud and the Gianyar hinterland — Gianyar Regency. A World Heritage cultural landscape.
- Sanur and Denpasar — Denpasar City. A Special Economic Zone written into a government regulation.
Want a second opinion on your own numbers?
Five questions, and your details are the last step.
Why this site can publish this
A villa management company cannot write the page you have just read, because its conclusion is that their headline number is not the whole number. We can, because we are not one.
The only payment we accept from a management company is a fixed amount for each enquiry, agreed before the enquiry exists. It would not change with what they charge you, with what your villa earns, or with whether you sign with anybody. There is no ranking here and no shortlist, because there is nothing for anyone to buy a place in — and the most useful thing we can sell is a page that turns out to be right. How every number here is checked.
Common questions
What percentage do Bali villa management companies charge?
Published rate cards run from 10% for a marketing-only plan to 20% for full management. Those figures are honestly advertised. What they are not is the total deduction between the rate a guest pays and the money that reaches an owner, which on this site's model runs to 37–42% of gross booking revenue once platform commission, channel manager and markup on services are added.
How much of a Bali villa booking actually reaches the owner?
On the model, 59–76% of gross booking revenue does not, once fees, operating costs and Indonesian tax are taken off. On USD 6,000 of monthly gross at a 20% commission, that leaves USD 2,472 on a tight operation. That is a modelled figure with every input published, not a measurement of any villa.
Is this site a villa management company?
No. We do not manage, let, clean, staff or sell property, and we hold no license to do any of it. We publish the arithmetic, and the only payment we accept is a fixed amount per enquiry from a management company, agreed in advance — the same amount whether you sign with anyone or not.
Where do your numbers come from?
Airbnb's published host service fees, the Indonesian regulations that set the accommodation tax and the owner's income tax, and management companies' own published rate cards. Where a figure is not published by the party that charges it — Booking.com and Agoda commission — it carries a visible marker. Where it comes from our model, it carries a different marker and a range. Every input is on the methodology page.
What is the fastest way to tell if I am being overcharged?
Ask for gross booking value per reservation for one month, with the channel named. If that number is the same as the top line on your statement, your statement is reporting platform payouts as though they were gross bookings, and the platform commission layer has never appeared as a number anyone read.
Sources cited on this page
- Airbnb — Service fees (host service fee percentages)
- UU No. 1 Tahun 2022 (HKPD) — Pasal 54, Pasal 58
- PP No. 34 Tahun 2017 — income tax on land and building rental
- Love Bali — Bali provincial government levy portal
- Villa Management Bali — published pricing plans
- Balitecture — published villa management rate
Every figure above links to the source it was read from. This page was last changed on 28 October 2026. How we check this.