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Read guide →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…
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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.
- 20%
- Owners price 6-month terms at a 10–20% monthly premium over the yearly…
- 80%
- One-year contracts (the Bali standard) Roughly 80% of the long-term villa market.
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:
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.
- 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.
- 60%
- Pool cleaning and garden service are included in perhaps 60% of yearly…
- 40%
- Pool cleaning and garden service are included in perhaps 60% of yearly…
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:
| Villa type | Canggu / Pererenan | Umalas / Kerobokan | Sanur | Ubud | Bukit / Uluwatu |
|---|---|---|---|---|---|
| 1-BR | 170–280M | 130–200M | 100–180M | 75–140M | 100–190M |
| 2-BR | 250–450M | 190–320M | 160–300M | 110–220M | 150–300M |
| 3-BR | 380–650M | 280–450M | 250–420M | 170–320M | 230–420M |
(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:
- 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. - Building permit check. PBG (formerly IMB) status
verified — an unpermitted building can be sealed by the regency
mid-lease, and yes, it happens. - 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. - Handover inventory and meter protocol. Photographed
inventory annex, recorded PLN meter number and reading, water source
documented (PDAM, well, or tanker). - 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.
- 45%
- Yearly renting costs 30–45% of the nightly-rate equivalent.
- 15%
- Listed prices carry 5–15% of negotiation room, more in the November–February wet-season…
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
Bali Expat Housing specialises in providing comprehensive guidance and property solutions for expats.
If you require assistance with bali expat housing, bali expat accommodation, or bali rentals for expats, please request a housing shortlist on WhatsApp or email [email protected] to connect with our advisory team.
request a housing shortlist on WhatsAppContinue exploring
Bali Leasehold Guidance for Foreigners (Hak Sewa Done Right) | Bali Expat Housing
Leasehold in Bali (hak sewa) is the legal right to use land or a building for a fixed term —…
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Bali Long-Term Rental Costs 2027: Real Prices by Area | Bali Expat Housing
The cost of renting in Bali in 2027: a furnished 2-bedroom pool villa on a yearly lease runs IDR 250–450…
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