Bali’s Airbnb Map in 2026: Which Areas Are Oversupplied — and Where the Headroom Moved
Data by Brixfox · · Updated
Bali’s Airbnb supply has kept growing — about 9% a year in Canggu over the past two years, on AirROI’s series — but the wave did not break evenly. Two areas, Ubud and Canggu, hold well over a third of the listings whose August calendar we could read; the top five hold about 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. In August, peak season, occupancy was strikingly uniform — most areas booked 74–87% of nights — so saturation has to be read elsewhere: how many listings share the demand, how large the tail of barely-booked listings is (the booking rate), and what each listing can charge. We measured all three, area by area, from our own night-by-night calendar data.
The result is a map of where Bali’s short-term-rental market is crowded — and where it is still absorbing supply best.
Bali Airbnb supply vs. demand, by area, August 2026
Brixfox calendar data, August 2026. Listings = Bali listings whose full August calendar we could read: 19,712 of the 21,560 full calendars, after 1,848 closed almost end to end with no detected booking are set aside (Closed = each area’s share of its full calendars set aside that way); the 12 largest areas are shown, 17,662 of the 19,712 such listings, and the other 2,050 sit in smaller areas or carry no neighbourhood. Booking rate = share of the readable listings that booked at least 10% of nights. Occupancy and nightly rate = medians across those performing listings, the rate advertised; revenue = the median of each performing listing’s estimated August gross (its own occupancy × its own advertised rate × 31 nights).
| Area | Listings | Booking rate | Closed | Occupancy | Nightly rate | Est. Aug revenue | Read |
|---|---|---|---|---|---|---|---|
| Ubud | 3,947 | 83% | 6% | 77% | $173 | $3,781 | Deepest supply |
| Canggu | 3,533 | 85% | 10% | 81% | $199 | $4,698 | Crowded core |
| Uluwatu | 2,065 | 94% | 11% | 87% | $221 | $5,351 | Absorbing supply best |
| Kerobokan · Umalas | 1,929 | 86% | 7% | 78% | $219 | $5,071 | Crowded but earning |
| Seminyak | 1,713 | 92% | 9% | 77% | $231 | $5,384 | Mature blue-chip |
| Pandawa (south Bukit) | 993 | 86% | 6% | 77% | $159 | $3,538 | Early frontier |
| Nusa Islands | 684 | 83% | 9% | 74% | $132 | $2,575 | Access-gated |
| Sanur | 661 | 91% | 14% | 84% | $178 | $3,959 | Headroom |
| Jimbaran | 620 | 81% | 8% | 77% | $202 | $4,524 | Premium, patchier fill |
| Legian | 613 | 87% | 8% | 77% | $143 | $3,110 | Mature value |
| North Bali | 459 | 85% | 9% | 68% | $130 | $2,443 | Thin demand |
| Pererenan | 445 | 81% | 13% | 77% | $173 | $4,244 | Hype ahead of fill |
Booking rate = share of the listings whose calendar we could read that booked at least 10% of August nights (a saturation tell: a low rate means a long tail of barely-booked listings). Closed = share of the area’s full August calendars closed almost end to end with no detected booking — set aside, not counted as unrented, because a villa sold out in advance looks the same as one its owner blocked. Nightly rate = median advertised rate for August stays; revenue = the median of each listing’s estimated August gross (its own occupancy × its own advertised rate × 31 nights), USD.
What the data says
- Supply is heavily concentrated. Ubud (3,947) and Canggu (3,533) alone hold well over a third of the 19,700 Bali listings whose August calendar we could read, and the five biggest areas hold about two-thirds. Whatever happens in those corridors sets the island’s averages.
- The clearest saturation tell is the booking rate — the share of listings whose calendar we could read that actually rented. Uluwatu (94%), Seminyak (92%) and Sanur (91%) booked almost every one even in a crowded peak month, leaving a barely-booked tail of 6–9%; in Jimbaran and Pererenan (81%), Ubud and the Nusa Islands (83%) and Canggu (85%) that tail is 15–19%, roughly twice as large. Uluwatu and Seminyak keep the top two places even if every closed calendar is counted as unrented (84% and 83%).
- Canggu is crowded, not empty. Its performing listings booked 81% of August nights at a median $199, and its median listing grossed an estimated $4,700 for the month, fourth on the island — but about one listing in seven barely booked at all. The famous address still works; the average listing just has more company.
- Uluwatu is where supply is absorbing best: the highest booking rate (94%) and the highest occupancy (87%) of any area, across 2,000 listings, with estimated August revenue of about $5,400 for the median listing — level with Seminyak for the top spot. On demand, the Bukit now leads the west coast.
- Sanur is the quiet headroom, with one caveat: 661 listings, a 91% booking rate and 84% occupancy — second only to Uluwatu on occupancy — at a lower rate ($178) than Seminyak or Canggu. But 14% of its full August calendars were closed almost end to end with no detected booking, the most of any area in the table; counted as unrented, its booking rate would be 78%, mid-table. The calendars cannot say whether those villas were sold out in advance or blocked by their owners.
- Watch Pererenan and Jimbaran. They share the lowest booking rate we measured (81%) — about one listing in five barely booked in peak season — and stay lowest even if every closed calendar is counted as unrented (71% and 74%), even though the ones that rent do well: 77% of nights at $173 in Pererenan and $202 in Jimbaran. In Canggu’s fashionable neighbour, supply is running a little ahead of the demand to fill it.
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 — in peak season most areas booked 74–87% of August nights, because hosts discount into the same demand pool rather than sit empty. The oversupply shows up one layer down: in the size of the barely-booked tail and in what each listing can charge.
The multi-year trajectory is gentler than a crowded map suggests. Comparing the 12 months to July 2026 with the 12 months to July 2024, AirROI’s Canggu series shows listings growing about 9% a year while the typical listing’s nightly rate also rose about 9% and its revenue per available night about 5% — though the average listing’s fell about 2% a year, so the gains are not reaching every listing. Our area data shows where the pressure concentrates (the big west-coast and Ubud corridors) and where demand has so far stayed ahead of it (Uluwatu, Sanur, Seminyak).
Before you read this as a buy list
An area average is a filter, not a decision. Even in crowded 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 data engine, which keeps each night’s final booked-or-open state for the Bali listings whose Airbnb calendars it reads, in a night-by-night archive that began on 22 July 2026. They cover August 2026 — the archive’s first complete month — and the 19,700 Bali listings whose full August calendar (25 or more nights observed) we could read. A night closed on the calendar counts as booked; a further 1,848 full calendars were closed almost end to end with no detected booking, and since we cannot tell a villa sold out in advance from one its owner blocked, they are left out of the listings count and the booking rate — the Closed column gives each area’s share of them. Booking rate is the share of the readable listings that booked at least 10% of the month’s nights; occupancy, nightly rate and revenue are medians across the performing listings, leaving out those our data engine flags as likely owner-blocked, with the rate taken from advertised prices for August stays and revenue taken as the median of each performing listing’s own estimate (its occupancy × its advertised rate × 31 nights). The multi-year trend is from AirROI’s 36-month Canggu series (August 2023 to July 2026, in US dollars), compared as 12-month averages. Areas follow our geocoded neighbourhood grouping: Kerobokan includes Umalas, and the Nusa Islands are Klungkung’s Penida, Lembongan and Ceningan. Informational only, not investment advice.
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