Bali STR Yields by Area: Occupancy, ADR and Revenue Compared

The $4,331 monthly revenue gap between Singaraja/North Bali ($1,650) and Seminyak ($6,011) reflects three compounding variables: how many nights guests book (occupancy), what they are willing to pay per night (ADR), and how many competing listings exist to absorb or dilute demand. Ubud, for instance, carries the largest tracked supply at 1,892 listings yet maintains a $357 ADR and $4,431/month — evidence that a well-differentiated product in a deep market can still hold rate. Pandawa, by contrast, operates with 509 listings, posts a $394 ADR and delivers $4,777/month at 43% occupancy, hinting at less supply pressure on a niche audience willing to pay for the location.

Legian and Kuta Lombok occupy a middle tier that is easy to overlook. Legian's 40% occupancy and $185 ADR yield only $2,197/month from 327 listings — the lowest revenue figure outside the two clear outliers. Kuta Lombok, technically outside Bali proper, reaches the same 46% occupancy as Seminyak but at a $179 ADR, producing $2,660/month. These comparisons underscore that occupancy alone is a poor proxy for return; rate and market depth must be read together.

Every figure in this table is an area-level average computed across all tracked listings in that zone. That is the right starting point for eliminating clearly unsuitable markets, but it is not a substitute for per-property analysis. Within Seminyak's 1,033 listings, individual properties span a wide performance band: a dated two-bedroom at the wrong end of the street can sit well below the $6,011 average, while a well-designed four-bedroom with a pool and professional management can exceed it materially. The area median tells you about the competitive environment, not about the specific asset you are evaluating.

Brixfox computes per-property yield estimates by analysing comparable listings at the individual level — matching on bedroom count, amenities, proximity and listing quality — rather than applying the area average as a flat assumption. If you are underwriting a specific villa or plot, the area table above is where the conversation starts, not where it ends.

A single average monthly revenue figure smooths across Bali's pronounced seasonal pattern. Peak months — typically July, August and the Christmas–New Year window — can push occupancy and ADR significantly above these averages in high-demand areas, while the quieter months of February and March tend to drag them back down. An area like Gili Islands, already at 36% average occupancy, may see that figure compress further in shoulder season, which has direct implications for debt-service coverage if a mortgage is involved.

Investors should treat these averages as an annualised baseline and then stress-test their underwriting against a realistic low-season scenario for the specific area they are targeting. Brixfox's monthly and weekly data cuts allow that level of seasonal granularity for markets where it matters most.