The Buleleng coast around Lovina, Singaraja and Pemuteran, three hours from the airport over the mountains, with calm-sea beaches and a retiree and long-stay profile. Land is cheap and mostly freehold, and short-term-rental demand is a fraction of the south's.
Listing-weighted across Jul 2026–Sep 2026 · DNA buckets: Pemuteran, Singaraja/North Bali · USD
631
Tracked Listings
47%
Occupancy
$130
Median ADR
$2,369
Revenue / Month
Occupancy and ADR are observed from live Airbnb calendars across Mar 2026–Jan 2027 (31,891 listings tracked, counted over Dec 2026's calendars, the best-covered month), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
Over Jul 2026–Sep 2026, the 631 tracked Airbnb listings in North Bali ran 47% occupancy, 11 points below the 58% Bali-wide weighted mean over the same months. The listing-weighted median nightly rate was $130, 0.59× the $219 Bali figure; 2-bedroom units, the largest tracked size band at 173 listings, averaged $99 at 45% occupancy. Tracked supply moved from 150 listings in Mar 2026 to 631 in Sep 2026, up 321%. 21 villas are listed for sale in North Bali, median asking $329,933, 24% leasehold across the 21 with a stated tenure, median gross yield on all-in cost 10.3% over 13 listings with an estimate.
Complete calendar months only — Mar 2026 to Sep 2026. Occupancy is the listing-weighted share of nights booked; ADR is the listing-weighted median asking rate.
| Month | Occupancy | ADR | Listings |
|---|---|---|---|
| Mar 2026 | 10% | $130 | 150 |
| Apr 2026 | 25% | $145 | 422 |
| May 2026 | 27% | $164 | 509 |
| Jun 2026 | 26% | $144 | 347 |
| Jul 2026 | 53% | $131 | 522 |
| Aug 2026 | 51% | $133 | 552 |
| Sep 2026 | 38% | $126 | 631 |
Booking pace already on the calendar: Oct 2026 38% (647 listings) · Nov 2026 17% (644 listings) · Dec 2026 15% (662 listings) · Jan 2027 14% (40 listings). Forward months fill further as dates approach and are excluded from every figure above.
Weighted over Jul 2026–Sep 2026; listing counts are the latest complete month.
| Size | Listings | Occupancy | ADR | RevPAR |
|---|---|---|---|---|
| Studio | 111 | 46% | $71 | $33 |
| 1-bedroom | 118 | 46% | $88 | $40 |
| 2-bedroom | 173 | 45% | $99 | $44 |
| 3-bedroom | 122 | 47% | $150 | $70 |
| 4-bedroom | 60 | 49% | $226 | $111 |
| 5-bedroom+ | 47 | 56% | $280 | $158 |
Matched on the listing's stated area; a villa described as two areas can appear under both. Prices in USD as listed.
3.4%
Median Net Yield
21
Listings
$329,933
Median Asking
$1,381/m²
Median $/m² Built
24%
Leasehold Share
10.3%
Median Gross Yield
Net yield is the median fully-managed after-tax net on all-in cost across 13 listings with a net figure; with fewer than 30 scored listings North Bali is not cut into a top-scored cohort. $/m² over 17 listings with a stated building size; tenure split over 21 with a stated tenure (76% freehold); gross yield is projected STR revenue over true all-in acquisition cost, over 13 listings with an estimate. Net yield after management, tax and lease write-off is on each property page.
Lovina
Lovina
Lovina
Lovina
Lovina
Lovina
Seseh/Cemagi
Lovina
Lovina