What a 5+ bedroom villa in Bali earns: occupancy, nightly rate and revenue
The median Bali villa with 5 or more bedrooms was occupied 44% of the time and earned $46,000 in the 12 months to October 2026, according to AirDNA data. The top quarter earned a median of $101,700, at $700 a night and 61% occupancy. This article breaks 2,910 listings down by performance, bedroom count and area.
44%
median occupancy of a Bali villa with 5 or more bedrooms
AirDNA, Bali, 12 months to October 2026. 2,910 listings.
How much does a 5+ bedroom villa in Bali earn?
A Bali villa with 5 or more bedrooms earned a median of $46,000 on Airbnb in the 12 months to October 2026, according to AirDNA data. That is the middle of the market: half of the 2,910 active listings earned more, half earned less. To reach the top 25% a villa needed $75,100, and to reach the top 10% it needed $110,000.
The spread inside one market is wide. Split by yearly revenue, the three groups look like three different businesses.
- Top 25% of villas
- $101,700 a year$700 a night, 61% occupied
- Middle 50%
- $46,000 a year$427 a night, 46% occupied
- Bottom 25%
- $8,900 a year$341 a night, 22% occupied
Source: AirDNA, Bali, trailing 12 months to October 2026. Medians per group. The bottom group includes many new or barely active listings.
The top quarter does not win by discounting. It charges 64% more per night than the middle of the market and still fills more nights. Higher rate and higher occupancy arrive together.
What the terms mean
Five terms carry every figure in this article. Occupancy, nightly rate and revenue follow AirDNA’s own definitions.
- Occupancy
- Occupancy is the share of bookable nights that were booked: reserved nights divided by the nights a listing was either reserved or open. Nights the owner blocked are left out.
- Nightly rate
- Nightly rate is the average daily rate, or ADR: booking revenue divided by booked nights. It includes cleaning fees.
- Revenue
- Revenue is the booking value of stays in the 12 months, nightly rates plus cleaning fees. It is not the owner’s profit: booking site commission and running costs still come out of it.
- Median
- The median is the middle villa in a group: half earned more and half earned less. A few very high earners do not pull it up the way they pull up an average.
- Top 25%
- The top 25% is the quarter of villas with the highest yearly revenue. "Starts at" is the revenue a villa needed to enter that group.
Occupancy as defined in AirDNA’s help article on occupancy rate.
What is the occupancy rate for 5+ bedroom villas in Bali?
The median occupancy for a Bali villa with 5 or more bedrooms is 44%, according to AirDNA data for the 12 months to October 2026. For a villa open all year, that is about 160 booked nights. The top quarter of villas by revenue reached 61%.
59%of Bali villas with 5 or more bedrooms fill less than half their nights.
Occupancy alone can mislead. A villa can fill its calendar by pricing too low and earn less than a neighbour with more empty nights. Read occupancy and nightly rate together, then look at revenue.
Does a bigger villa earn more?
A bigger villa in Bali charges much more per night but fills fewer nights, so yearly revenue rises only slowly with size. The median 5 bedroom villa earned $43,300 and the median villa with 8 or more bedrooms earned $53,100, although the larger one charged twice the nightly rate.
| Bedrooms | Listings | Median revenue | Median nightly rate | Median occupancy | Top 25% starts at |
|---|---|---|---|---|---|
| 5 | 1,381 | $43,300 | $376 | 49% | $68,200 |
| 6 | 750 | $46,700 | $453 | 44% | $72,300 |
| 7 | 283 | $53,300 | $746 | 37% | $81,600 |
| 8 or more | 496 | $53,100 | $752 | 36% | $115,300 |
| All 5+ | 2,910 | $46,000 | $427 | 44% | $75,100 |
Source: AirDNA, Bali, trailing 12 months to October 2026. Analysis by IndaVillas.
The largest villas have the widest spread. For villas with 8 or more bedrooms the top quarter starts at $115,300, more than double the median for that size. Houses of that size depend on groups, events and retreats, and the villas that reach those guests pull far ahead of the ones that wait for them.
How do Canggu, Uluwatu and Ubud compare?
Median revenue for 5+ bedroom villas is similar across Bali’s main areas, between $42,900 and $49,100 a year, but the way villas earn it differs. Ubud fills more nights at lower rates. The Bukit peninsula charges the most per night and fills the fewest.
| Area | Listings | Median revenue | Median nightly rate | Median occupancy | Top 25% starts at |
|---|---|---|---|---|---|
| Canggu to Seminyak coast | 1,759 | $48,000 | $495 | 44% | $77,100 |
| Bukit: Uluwatu, Jimbaran, Nusa Dua | 383 | $42,900 | $576 | 37% | $73,900 |
| Ubud and around | 383 | $49,100 | $349 | 54% | $76,700 |
| Sanur and Denpasar | 72 | $67,600 | $468 | 60% | $83,900 |
Source: AirDNA, Bali, trailing 12 months to October 2026. Analysis by IndaVillas. Areas are drawn by map coordinates, so the edges are approximate. 313 listings elsewhere on the island are not shown. Sanur and Denpasar has only 72 listings, so read that row with care.
Six in ten of these villas sit on the coast between Canggu and Seminyak. More supply means more competition for the same guest, which is why the listing, the photos and the pricing carry so much weight there.
Why do similar villas earn such different amounts?
Villas of the same size in the same area share the same island, seasons and demand, so the gap between them usually sits in how the villa is sold: the listing, the photos and the pricing. The same data shows three patterns that separate stronger listings from weaker ones.
- Reviews. Half of these villas (1,471) have fewer than 5 reviews, and their median revenue is $33,500. Villas with 20 or more reviews have a median of $63,200.
- Minimum stay. Villas that accept 1 night stays had a median of $28,200 at 35% occupancy. Villas with a 2 night minimum had $55,200 at 48%.
- Booking setup. Villas with Instant Book switched on were 54% occupied, against 36% for villas without it.
These are patterns, not causes. Switching on Instant Book will not add 18 points of occupancy by itself. Well run villas tend to do all of these things at once, and the settings are a sign of the management behind them.
AirDNA also publishes a revenue potential for each listing: what it could earn if it were available to book all 365 days. The median villa in this group earned $11,100 a year less than that, the value of nights that were blocked or never offered. For a full picture of how ratings connect to revenue, see what ratings and revenue look like across 1,439 reviewed villas.
How to place your own villa in these numbers
To see where a villa stands, compare it with villas of the same size in the same area, one measure at a time.
- Find your row. Use the bedroom table for size and the area table for location. Note the median and where the top 25% starts.
- Check occupancy and rate separately. A villa above the median rate and below the median occupancy has a pricing or visibility question. The reverse points to a rate that is too low.
- Count your reviews. Under 20 reviews, the first task is earning more of them, because guests and the booking sites both read them.
- Look at the villas above you. Open the best performing listings of your size nearby. Compare first photos, minimum stay and how quickly the calendar fills.
- Repeat each quarter. One month says little in a seasonal market. Twelve months says a lot.
A free listing audit scores the listing itself in about a minute, and the pricing page shows the same comparison for villas with 6 or more bedrooms against the top 10%.
Questions owners ask
Is 44% occupancy bad for a Bali villa?
44% is the median for Bali villas with 5 or more bedrooms, so it is normal, not bad. It also leaves room: the top quarter of the same market reached 61% while charging $700 a night.
Do these figures include direct bookings?
No. The figures are AirDNA estimates built from Airbnb listing data. Bookings a villa takes through its own website, travel agents or repeat guests are not counted, so a villa with strong direct business earns more than its figure here.
Why does the IndaVillas pricing page show different numbers?
The pricing page looks at a narrower group: villas with 6 or more bedrooms that were available at least 271 nights. This article covers 5 or more bedrooms available at least 180 days. Both come from the same AirDNA data.
How current is the data?
The data covers the 12 months to October 2026 and was pulled on 31 October 2026. We update this article when we refresh the figures, and the date at the top changes with it.
Sources and method
AirDNA data for Bali, trailing 12 months to October 2026: 2,910 whole home Airbnb listings with 5 or more bedrooms, at least 180 days available and at least one reserved day. Figures are medians unless stated, rounded. They show patterns across the market, not causes, and they are not a forecast for any one villa.
- AirDNA, Bali market data, trailing 12 months to October 2026 (analysis by IndaVillas)
- AirDNA Help: how AirDNA calculates occupancy rate
Written by IndaVillas. We run the commercial side of 5+ bedroom villas in Bali: rate strategy, listings, photography, distribution and guest communication, while the owner’s team runs the house. Market figures on this blog come from our own analysis of AirDNA data. Spotted an error? Email [email protected].
