Long-Term Villa Rentals in Bali (Monthly & Yearly) | Bali Expat Housing

A long term villa rental in Bali means a furnished villa on a
6-month, 1-year, or 2-year contract, usually paid upfront per year, at
roughly one-third to one-half of the nightly-rate equivalent.
In 2027, a furnished 2-bedroom villa with a pool runs IDR 160–300
million per year in Sanur, IDR 250–450 million in Canggu–Pererenan, and
IDR 110–220 million in Ubud. Bali Expat Housing places
residents in vetted villas with notaris-reviewed leases — tell us your
budget and move-in month on the inquiry page and
we reply with real options within 24 hours.

That’s the answer. Below is everything underneath it — the contract
types, what “furnished” actually includes, what you’ll pay beyond rent,
and the five checks we run before we let a client sign anything.

Monthly,
Six-Month, Yearly, or Two-Year: Which Contract Fits You

Monthly contracts (1–5 months)

The most expensive way to rent per month, but the right choice if
you’re new to the island. A monthly furnished villa in Canggu runs IDR
25–45 million/month in 2027; Sanur 15–28 million; Ubud 10–20 million. We
recommend most newcomers take 2–3 months monthly in their shortlist area
before committing to a year. Renting a year in Berawa because you liked
a two-week holiday there is the most common — and most expensive —
mistake we see.

Six-month contracts

The compromise. Owners price 6-month terms at a 10–20% monthly
premium over the yearly rate, and fewer owners offer them at all. Useful
if your work contract or school year dictates the timeline.

One-year contracts (the
Bali standard)

Roughly 80% of the long-term villa market. Paid upfront in one
transfer, with a security deposit of IDR 10–30 million held against
damage. This is where the per-month price drops sharply and where
contract quality starts to matter — you are wiring the equivalent of a
car purchase to someone’s bank account, so the lease has to be
right.

Two-year contracts

10–20% cheaper per year than two consecutive one-year terms, and the
only reliable protection against the renewal-price jumps that have
defined Bali since 2023. The catch: exit clauses. A two-year lease
without a break clause or an assignable-transfer clause is a trap if
your life changes. We negotiate one of the two into every multi-year
lease we place — and for anything longer than two years, read our leasehold guidance for foreigners
first.

What “Fully
Furnished” Actually Means in Bali

There is no standard. We’ve handed over villas with a rice cooker and
three forks, and villas with a wine fridge. Before you sign, the
inclusion list must be written into the lease as an inventory annex. As
a baseline, insist on:

• Air conditioning in every bedroom — and ask the
  unit’s age. A 2019 AC in a coastal villa is at end-of-life and
  replacement responsibility must be in the contract.
• A real kitchen: hob, oven or convection unit,
  refrigerator larger than a minibar, hot-water tap or filter
  arrangement.
• Hot water in every bathroom — still not guaranteed
  in Ubud and older Sanur stock.
• Wifi installed (Biznet or Indihome line already
  active, not “can be arranged”).
• Beds, wardrobes, sofa, dining set, curtains —
  photographed and listed.

Pool cleaning and garden service are included in perhaps 60% of
yearly villa contracts; the other 40% quote them separately at IDR
500,000–1,200,000/month and IDR 400,000–800,000/month respectively.
Never assume — line-item it.

What Long-Term Villas Cost
in 2027

Working ranges from leases we closed in the last two quarters, for
furnished villas with pool on yearly contracts:

(All IDR per year. Electricity is never included; budget IDR 1.5–3.5
million/month with daily AC and a pool pump.)

These bands move quarterly. The maintained version — with deposits,
utilities, service costs, and banjar fees — is our Bali rental costs 2027 guide,
refreshed from real closed leases, not listing prices.

The Five Checks We Run
Before You Sign

This is the part of the service you can’t see on a listing site, and
it’s what founder Saskia van der Meer built the company around after
nine leases of her own — including one 2017 contract in Umalas where the
“owner” was a middleman subletting without the landowner’s knowledge.
Every villa we place passes:

1. Ownership or right-to-lease verification. We sight
   the land certificate (or head-lease for sublets) and match it to the ID
   of the person signing your contract.
2. Building permit check. PBG (formerly IMB) status
   verified — an unpermitted building can be sealed by the regency
   mid-lease, and yes, it happens.
3. Clause-by-clause notaris review. Our licensed
   notaris partner reads the Indonesian text — which legally prevails over
   any English translation — of every lease we place.
4. Handover inventory and meter protocol. Photographed
   inventory annex, recorded PLN meter number and reading, water source
   documented (PDAM, well, or tanker).
5. Deposit terms in writing. Amount, holding party,
   deduction rules, and return deadline. “We’ll sort the deposit at the
   end” is where IDR 20 million goes to die.

Payment: How the Money
Actually Moves

Yearly rent is paid by bank transfer to the owner’s Indonesian
account — from your overseas account via Wise or a SWIFT transfer, or
from your Indonesian account if you have one. Three rules we enforce on
every placement: the full amount transfers only after
both parties sign; the payee name matches the lessor named in
the contract; and you receive a signed kwitansi (receipt) with
materai (duty stamp). We never place clients into cash-on-handover
deals, whatever discount is dangled.

Frequently Asked Questions

Is a
long term villa rental in Bali cheaper than Airbnb?

Dramatically. A Canggu villa listed at USD 180/night (≈ IDR 85
million/month nightly-rate equivalent) typically leases yearly at IDR
300–400 million — roughly IDR 25–33 million/month. Yearly renting costs
30–45% of the nightly-rate equivalent.

Can I rent a
villa long-term while on a visit visa?

Owners rarely ask about immigration status; the lease is a civil
contract and long-term renting itself is legal regardless. Your stay
permit is a separate matter for a licensed visa agent — we keep those
lanes separate deliberately.

What deposit should I expect?

IDR 10–30 million security deposit on yearly villa contracts,
occasionally one month’s equivalent on monthly terms. It should sit with
the owner (or agent-in-escrow), with deduction rules and a return
deadline — we write 14 days into our standard clause.

Can I negotiate the yearly
price?

Almost always. Listed prices carry 5–15% of negotiation room, more in
the November–February wet-season lull, more again if you offer two years
upfront. We handle the negotiation on every placement — it routinely
covers our fee.

What
happens if the owner sells the villa mid-lease?

Under Indonesian law a valid lease survives a sale (“koop breekt geen
huur” has an Indonesian cousin: the buyer takes the property with the
lease attached) — but only if your lease is properly dated, signed, and
ideally notarized. Another reason the paperwork matters more than the
pool size.

Do you charge me or the
owner?

You, transparently, quoted before we start — and nothing from the
owner’s side. Our why-trust-us page has the
policy in writing.

Tell Us What You’re Looking
For

Budget, area, bedrooms, move-in month, pets or kids if any. We reply
within 24 hours with villas that are actually available at prices owners
have actually agreed to.

Start your villa search → ·
WhatsApp: wa.me/6281139414563