balivillacareVilla yield estimator
Key takeaways
- The result renders before any field asks who you are, and the estimator runs entirely in your browser.
- Every deduction it applies is sourced: Airbnb’s published fees, the two Indonesian tax charges, and published management rate cards.
- The revenue side is modelled and shown as a range, because three inputs cannot know a villa’s photographs, reviews or street.
- If you already let your villa, enter your own gross and your own net. That is what this tool is actually for.
Put in a bedroom count for an indicative range. Put in your own numbers for the answer that is worth having.
Villa yield estimator
The result appears before anything asks who you are. Nothing is stored on a server.
Indicative only, and modelled rather than measured. Three inputs cannot know your photographs, your reviews, your street, your calendar or your rate strategy, and the spread between the ends of this range is the model being honest about that. It is not a valuation of your villa and nobody should negotiate against 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 the company that charges it publishes no public rate card, so the range comes from trade reporting rather than from the charging party. modelled means it came out of the model set out on the methodology page, which you can disagree with line by line.
What the tool knows and what it is guessing
| Where it comes from | Confidence | |
|---|---|---|
| Platform commission | Airbnb publishes 15.5% for most hosts on the single-fee structure. Booking.com and Agoda publish nothing, so those are reported bands | High for Airbnb, marked as reported for the other two |
| Accommodation tax | UU No. 1 Tahun 2022 Pasal 58 caps it at 10%; the villa regencies sit at the cap | High |
| Final income tax | PP No. 34 Tahun 2017, 10% of gross rent | High |
| Management commission | Whatever you typed in | It is your contract |
| Operating costs | Modelled bands, published on the methodology page | Low. This is judgement expressed as a range |
| Your villa’s revenue | Modelled from bedroom count, area and pool — unless you enter your own figure, in which case it is not modelled at all | Lowest. Use your own number if you have one |
Why the result is not behind the form
Gating the number behind an email address converts slightly better. It also destroys the only thing this page is for: a calculator nobody can reach is a calculator nothing can cite, and a tool that holds a number hostage has told you what it thinks the number is worth.
So the result renders first, the enquiry form sits underneath it, and if you send an enquiry the walk goes with it — which is the actual reason a management company would rather hear from you through this page than through a contact form. An enquiry that arrives with a specific disagreement attached is a different conversation from one that arrives with a name.
The walk it performs
For reference, here is the same model on USD 6,000 of monthly gross booking revenue at a 20% management commission:
| 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 |
| Final income tax on the rent10% of the gross rent, not of the profit. | −USD 540 |
| Reaches the owner | USD 1,932 |
| Share of the guest’s money that does not | 68% |
Each of those lines has a page: platform commission, management commission and markup, the two tax charges.
Thirteen questions about the result
The figure is lower than I expected. Why?
Usually one of four things. The model deducts Indonesian accommodation tax and final income tax, which many owner-facing calculators leave out entirely. It charges the management commission on gross booking revenue rather than on what is left after the platform, which is what every published rate card in this market actually does. It assumes a platform-heavy channel mix. And it deducts real operating costs rather than stopping at the fee. If you are comparing against a number from an agent, ask which of those four their number included.
The figure is higher than what I am actually receiving. What does that mean?
It means the gap is worth investigating and it does not tell you why. The three usual causes are services rebilled with a markup, a statement reporting platform payouts as if they were gross bookings, and a channel mix sitting on the expensive platforms. All three are visible from one month of documents. None of them is necessarily anyone behaving badly.
Is this a valuation of my villa?
No, and nobody should treat it as one. It has not seen your villa, your photographs, your reviews, your street, your calendar or your rate strategy. It is a published model applied to the inputs you gave it. Use it to frame a question, not to negotiate against.
Why is the revenue range so wide?
Because a bedroom count and an area genuinely do not narrow it further, and a narrower range would be a more confident-looking lie. Two three-bedroom villas in Canggu with the same pool can differ by a factor of two on rate alone, depending on the walk to the beach path, the photography and four years of reviews. The range is the model being honest about what three inputs can know.
Where do the deduction percentages come from?
Airbnb's host service fees are published on a public help page and are quoted exactly. Indonesian accommodation tax and the final income tax on rent come from UU No. 1 Tahun 2022 and PP No. 34 Tahun 2017. Management commissions come from companies' own published rate cards. Booking.com and Agoda publish nothing, so those two are reported bands and carry a marker. All of it is linked at the foot of this page.
Why does the tool ask for my management percentage rather than assuming one?
Because it is the one number you definitely know and we definitely do not. Assuming it would make the output worse and would also make the tool feel like it knows things about your villa that it does not.
Does entering my actual figures send them anywhere?
Not on their own. The estimator runs entirely in your browser and the result is held in that tab only. The figures are attached to an enquiry only if you choose to send one, and in that case they go to the management companies you asked to hear from and to nobody else.
What does the tool not account for?
Purchase price, lease amortisation, furnishing and refurbishment cycles, insurance, currency movement between what you spend in and rupiah, and any tax you owe where you live. It answers one question — what happens to a booking between the guest and your account — and reading it as a return on capital is a mistake.
The occupancy assumption looks wrong for my area.
It may well be. The occupancy bands are modelled judgement, they are published on the methodology page, and they are the input we are least confident about. That is exactly why the tool reports them separately rather than multiplying them into the revenue range where you could not see them. If you know your real occupancy, use your own gross figure instead and the model stops guessing.
Why does the management fee come off the gross and not the net?
Because that is what the contracts say. 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. If yours genuinely charges on net, you have a better deal than the model assumes, and it is worth checking the wording rather than assuming.
Can I use this for a villa I have not bought yet?
For the shape of the answer, yes, and that is a reasonable use. For a purchase decision, no — the model does not include the purchase price, so it cannot produce a yield on capital, and the revenue side for a villa nobody has operated is the least reliable part of it.
I have a long-term tenant rather than nightly guests.
Then the accommodation tax does not apply, and neither does most of the rest of the stack. Enter your actual monthly rent as the gross and set the management percentage to whatever you are paying. The long-let walk in full.
Who built this and what do they get out of it?
balivillacare.com, which is not a villa management company and does not manage or let property. Management companies pay a fixed amount for each enquiry, agreed before the enquiry exists, which does not change with what they charge you or with whether you sign with anyone. The model is published in full so that you can disagree with it specifically rather than having to trust us.
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
- Perda Provinsi Bali No. 6 Tahun 2023 — foreign tourist levy
- Villa Management Bali — published pricing plans
- Balitecture — published villa management rate
Every figure above was read from the source it is attributed to on 20 September 2026. How we check this.