Issue No. 31 · June 2026 · Bukit, Pererenan & the leasehold reset
Before you buy in Bali, read how it compares.
We read the certificate before the brochure, and reconcile twelve months of bookings against the platform statement. Where the gap is large – and it is often large – we publish both figures, with the title check attached.
48h written response · No sales call · Editorial reply, not a broker pitch
Cited by name in
Editorial standards: every figure cites a named source. Methodology →
What the desk does
Three services, one editorial standard.
01 / The dossier
Paste any listing, get the read
Paste any Bali villa listing. We read the certificate, reconcile twelve months of platform data, and return a written editorial dossier in 48 hours. Free.
Submit a listing →02 / The tools
Seven calculators, client-side
The seven calculators the desk runs on every dossier – ROI, lease decay, portfolio allocation, price heatmap, area recommender, mapping. Client-side, no signup.
Open the tool suite →03 / The coverage
Six corridors, four markets
Six investor-grade Bali corridors with yield, entry-band and risk profile. Plus international comparisons – Portugal, Dubai, Thailand, Vietnam.
Read the comparisons →The corridors
Six investor-grade areas, read the same way.
Badung · West coast
Canggu
- Gross yield
- 8–14%
- Entry band
- $320k–$650k
- Risk
- High yield
The highest gross-yield corridor on the island, and the most operationally demanding. Strong short-let demand against relentless new supply.
Read the Canggu guide→
Badung · Canggu sub-corridor
Berawa / Pererenan
- Gross yield
- 8–12%
- Entry band
- $380k–$720k
- Risk
- Premium
No longer the cheaper Canggu. Build prices have closed within twelve months; the verified yield gap still favours the inland edge.
Canggu vs Pererenan→
Badung · Bukit peninsula
Uluwatu
- Gross yield
- 6–9%
- Entry band
- $450k–$1.2M
- Risk
- Appreciation
The clifftop pricing-power story. Scarce edge-of-cliff positions command the island’s strongest appreciation; yields trail Canggu, volatility is lower.
Read the Bukit read→
Nusa Dua · ITDC masterplan
Nusa Dua
- Gross yield
- 5–8%
- Entry band
- $350k–$900k
- Risk
- Low volatility
The masterplanned, managed-product zone. ITDC governance and branded operators trade yield for predictability and the cleanest title environment.
Read the Nusa Dua guide→
Badung · Established west
Seminyak
- Gross yield
- 5–8%
- Entry band
- $400k–$950k
- Risk
- Mature
The established luxury core. Limited new land, premium ADR, and the deepest resale market when the time comes to exit.
Canggu vs Seminyak→
Gianyar · Central highlands
Ubud
- Gross yield
- 4.5–7%
- Entry band
- $210k–$480k
- Risk
- Wellness-niche
The wellness-led jungle market. Lower entry and brand-driven rate, but green-zone and customary-land checks matter more here than anywhere else.
Safest-area framework→
Decision tools
Run the desk’s own calculators.
01
Villa Analyzer
The lead-tied tool. Reconciles asking price against verified yield and title status.
Open →02
ROI Calculator
Gross-to-net on real cost lines: management, vacancy, tax, and the platform take.
Open →03
Area Recommender
A six-question read that maps your thesis to the corridor that actually fits it.
Open →
The editorial pulse
What moved, on three cadences.
Weekly · Editorial Briefing
BKPM tightens, Canggu rotates, and why one Uluwatu auction mattered
Five items that changed how we read the next six weeks. Week 17.
Read the briefing · subscribe free →Monthly · Market Pulse
Q1 close, early Q2 signals, and one regulatory move worth tracking
Tourism arrivals, transactions, regulation, and outlook. April 2026.
Read the pulse →Annual · Retrospective
Bali 2025: the year in review
The full retrospective, plus the Q4 2025 and Q2 2026 market reports.
Open the archive →Editorial Briefing
One desk note, every Thursday. The signal, none of the noise.
Still reading? You’re already underwriting better than most.
48h written response · No sales call · Editorial reply, not a broker pitch