Bali’s Airbnb Map in 2026: Which Areas Are Oversupplied — and Where the Headroom Moved

Data by Brixfox · June 2026

Bali coastline and villas — Brixfox short-term-rental data by area, 2026

Bali added Airbnbs faster than almost anywhere on earth over the past three years — but the wave did not break evenly. Two areas, Ubud and Canggu, now hold more than a third of every active listing on the island; the top five hold nearly two-thirds. The rest of Bali is comparatively thin.

Here is the part that surprises people: oversupply in Bali does not show up as empty calendars. Occupancy is strikingly uniform — most areas sit between 50% and 60% — so the saturation hides in three other places: more listings splitting the same demand (revenue-per-listing pressure), a growing tail of listings that barely book at all, and slower fill for the high season. We measured all three, area by area, from our own daily Airbnb and Booking.com calendar data.

The result is a map of where Bali’s short-term-rental market is crowded — and where the headroom quietly moved.

Bali Airbnb supply vs. demand, by area

Brixfox calendar data, June 2026. Listings = active tracked Airbnbs (supply). Booking rate = share of tracked listings actually renting. Occupancy & revenue = medians for performing listings. High-season pace = share of July–August nights already reserved.

Area	Listings	Booking rate	Occupancy	Median rev/mo	Aug pre-booked	Read
Ubud	3,036	64%	56%	$2,149	33%	Budget-saturated
Canggu	2,768	66%	51%	$2,580	32%	Saturated core
Uluwatu	1,403	80%	59%	$3,257	40%	Absorbing frontier
Kerobokan · Umalas	1,388	63%	53%	$3,160	34%	Saturating
Seminyak	1,323	77%	57%	$3,627	44%	Mature blue-chip
Pandawa (south Bukit)	787	60%	50%	$2,417	32%	Early frontier
Nusa Islands	720	57%	53%	$2,356	35%	Demand-rich, access-gated
Jimbaran	509	59%	54%	$4,344	32%	Premium, under-built
North Bali	502	61%	43%	$1,597	34%	Off-radar / thin demand
Legian	476	75%	61%	$2,698	39%	Mature value
Sanur	465	82%	60%	$3,364	46%	Emerging headroom
Pererenan	386	63%	58%	$1,808	29%	Hype ahead of returns

Booking rate = share of tracked listings actually renting (a saturation tell: a low rate means a long tail of barely-booked listings). High-season pace = share of July–August nights already reserved as of mid-June.

What the data says

Supply is extraordinarily concentrated. Ubud (3,036) and Canggu (2,768) alone hold over a third of Bali’s ~15,900 active Airbnbs, and the five biggest areas hold nearly two-thirds. Whatever happens in those corridors sets the island’s averages.
The clearest oversupply tell is the booking rate — the share of tracked listings that actually rent. Sanur (82%), Uluwatu (80%) and Seminyak (77%) book reliably; Canggu (66%), Ubud (64%) and the southern Bukit (60%) carry a large tail of listings that barely book. In the crowded corridors you are buying into a queue.
Canggu is the saturated core. It is the most famous address in Bali, yet it posts the lowest occupancy of the coastal hubs (51%), a median ~$2,580/month, and the slowest high-season fill we measured (32% of July–August already booked). The hype has been fully priced in by supply.
Sanur is the quiet headroom. Fewer than 500 listings, the least commercialised of the major areas, yet the highest booking rate (82%) and the fastest high-season pace on the island (46%) — demand is outrunning a thin, under-hyped supply.
The Bukit absorbs supply best at the top end. Uluwatu pairs strong booking reliability (80%) with rising clifftop demand, and tiny-supply Jimbaran posts the island’s highest median revenue (~$4,344/month) on premium beachfront. Headroom has shifted south.
Watch Pererenan. Canggu’s trendy neighbour is 100% professionally managed, but it shows the west coast’s lowest median revenue (~$1,808) and the slowest high-season pace (29%) — a textbook case of supply and hype arriving ahead of the demand to fill them.

What oversupply actually looks like in Bali

It is tempting to look for oversupply in the occupancy column. In Bali you won’t find it there — occupancy is compressed into a narrow ~50–60% band almost everywhere, because hosts discount into the same demand pool rather than sit empty. The oversupply shows up one layer down: in revenue per listing, in the booking rate, and in high-season pace.

That matches the multi-year trajectory. AirROI’s 36-month history puts Bali at roughly +9% new listings a year against about −7% RevPAR (revenue per available listing) a year — supply growing while the revenue each listing captures slowly erodes. Our area data shows where that erosion has bitten hardest (the Ubud and Canggu corridors) and where demand has so far stayed ahead of it (Sanur, Uluwatu, Jimbaran).

Before you read this as a buy list

An area average is a filter, not a decision. Even in saturated Canggu the best-located, best-run villas book beautifully; the average is dragged down by a long tail of weak listings. Oversupply widens the gap between the top-decile asset and the median one — it makes selection matter more, not less.

And in Bali two things sit on top of the rental maths. Short-term-rental legality is zoned — only designated tourism/“pink” zones permit Airbnb-style letting, so supply density in an area tells you nothing about whether a specific plot is legal to rent. And most villas are leasehold: a headline yield has to be read against the years remaining on the lease. Brixfox overlays both — official zoning and lease terms — on top of the per-property occupancy and revenue data behind this article, so an area read like this becomes a specific, underwritable decision.

How this is measured

The area figures come from Brixfox’s own data engine, which tracks 15,900+ active Bali Airbnb listings by diffing their Airbnb and Booking.com calendars every day. Occupancy, revenue and booking rate are computed on a performing-listings basis (listings with real calendar coverage that are actually being rented) over the trailing quarter to June 2026; high-season pace is the share of July–August nights already reserved as of mid-June. The multi-year supply and RevPAR trajectory is from AirROI’s 36-month Bali series. Areas follow our geocoded neighbourhood grouping. Figures are observed medians, informational only, and not investment advice.

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