Kerobokan Villa Prices: Stable, Attractive, High Profit Potential

BALI – The Kerobokan property market is very dynamic, with demand for villas near Jalan Raya Kerobokan increasing due to access to Seminyak, Canggu, and the recovery of tourism and foreign investment remaining attractive.

This article summarizes the latest villa and property prices on Jalan Raya Kerobokan, covering Kerobokan, Kerobokan Kelod, and strategic areas near Seminyak Canggu as of December 2025.

The selling price of small to medium-sized villas is around IDR 1.6–5.0 billion, depending on the certificate, land area, and facilities. A strategic location near Seminyak significantly increases the price at this time.

Monthly villa rentals in Kerobokan range from IDR 29 million to IDR 35 million for 2–3 bedrooms; variations depend on facilities, rental duration, seasonality, agent negotiations, and additional services.

Annual rentals are often offered at IDR 300 million to IDR 450 million; discount options are available for long-term contracts and professional property management, depending on season, location, and occupancy, generally.

INBISNIS Group CEO Rudi Sembiring Meliala stated that the estimated ROI for villas in Bali ranges from 7–12% per year for long-term rentals, while daily tourist rentals can increase gross yield but also operational costs.

“Daily rentals (OTA platforms) generate higher gross yields but occupancy is fluctuating; professional management provides certainty and increases ROI, but marketing, cleaning, and licensing costs must still be taken into account,” he said on Saturday (12/13/2025).

Certificate status significantly determines value; freehold (SHM) is more expensive, while leasehold is cheaper but requires attention to lease renewal and legal implications when selling or inheriting.

If you wish to invest, it is advisable to always consider: location surveys, calculate operational costs, use trusted agents, prepare repair funds, optimize OTA listings, professional photography, dynamic pricing, and active guest reviews.

The villa market from Kerobokan to Canggu as of December 2025 is relatively stable, promising, and competitive for investors who carefully select locations and the optimal time to purchase.