The gated ITDC resort enclave on the east of the Bukit plus the Tanjung Benoa watersports strip, dominated by branded hotels. Villa supply is thin and sits on the fringes, and the guest base is convention and package travel rather than the Canggu crowd.
Listing-weighted across Jul 2026–Sep 2026 · DNA bucket: Nusa Dua · USD
215
Tracked Listings
44%
Occupancy
$197
Median ADR
$3,940
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 215 tracked Airbnb listings in Nusa Dua ran 44% occupancy, 14 points below the 58% Bali-wide weighted mean over the same months. The listing-weighted median nightly rate was $197, 0.90× the $219 Bali figure; 2-bedroom units, the largest tracked size band at 60 listings, averaged $160 at 50% occupancy. Tracked supply moved from 18 listings in Mar 2026 to 215 in Sep 2026, up 1094%. 126 villas are listed for sale in Nusa Dua, median asking $303,500, 68% leasehold across the 126 with a stated tenure, the 21 scoring 81 or more median 5.1% net yield after tax on all-in cost, median gross yield on all-in cost 8.9% over 122 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 | 11% | $354 | 18 |
| Apr 2026 | 30% | $335 | 47 |
| May 2026 | 22% | $210 | 57 |
| Jun 2026 | 35% | $256 | 54 |
| Jul 2026 | 57% | $235 | 76 |
| Aug 2026 | 53% | $214 | 93 |
| Sep 2026 | 35% | $176 | 215 |
Booking pace already on the calendar: Oct 2026 42% (244 listings) · Nov 2026 19% (248 listings) · Dec 2026 20% (255 listings) · Jan 2027 4% (7 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 | 42 | 25% | $72 | $18 |
| 1-bedroom | 35 | 47% | $78 | $37 |
| 2-bedroom | 60 | 50% | $160 | $80 |
| 3-bedroom | 50 | 46% | $247 | $115 |
| 4-bedroom | 18 | 44% | $433 | $191 |
| 5-bedroom+ | 10 | 42% | $523 | $219 |
Matched on the listing's stated area; a villa described as two areas can appear under both. Prices in USD as listed.
5.1%
Net Yield · Score ≥ 81
126
Listings
$303,500
Median Asking
$2,362/m²
Median $/m² Built
68%
Leasehold Share
8.9%
Median Gross Yield
Net yield is the median fully-managed after-tax net on all-in cost of the 21 listings scoring 81 or more on BrixfoxScore here (the top decile, ties included), the cut every Brixfox market and region card leads with; the median across all 122 listings with a net figure is 3.5%. $/m² over 125 listings with a stated building size; tenure split over 126 with a stated tenure (32% freehold); gross yield is projected STR revenue over true all-in acquisition cost, over 122 listings with an estimate. Net yield after management, tax and lease write-off is on each property page.
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