Bali Villa Performance Report 2026 — Portfolio Benchmarks from Cabo Bali

Published April 2026 · Updated quarterly · 7 min read

Live operator data from Cabo Bali's 6-villa portfolio across Uluwatu, Bingin, and Canggu — published so owners, operators, and the industry can benchmark against real numbers, not marketing claims.

The headline numbers

Across our 6-villa portfolio in the trailing 12 months to April 2026:

Portfolio occupancy: 91% — against a Bali market average of 55–65% (source: AirDNA)
Average guest rating: 4.85 / 5 — against a market range of 4.4–4.6 (source: Airbnb, Booking.com)
Total reviews: 500+ — aggregated across all active OTA listings
Airbnb Top 10% badges: 2 of 6 villas — held by under 10% of eligible listings
Net yield on a 1-bed Uluwatu villa: 14% — against a market range of 6–9%

This page is a live snapshot, not a marketing document.

Why publish this

Nobody else does. AirDNA publishes market-level data. OTAs publish aggregated ratings. But no Bali villa management company publishes their actual operational numbers — occupancy, ratings, badges, yield — broken down by villa and sub-market.

The result: owners choosing a manager have no way to compare claims against reality. "High occupancy" could mean 70% or 95%. "Five-star service" could mean a 4.5 or a 4.95. Every manager tells the same story. None of them show the numbers.

Cabo publishes them.

If your current manager cannot or will not publish operational data at this level of detail, that is your answer on how they compare.

Portfolio at a glance

Six villas across four sub-markets on the Bukit and in Canggu:

Marevita Villas — Uluwatu (Pecatu), 2-bed, Airbnb Top 10% badge, 5.0 rating
Lago Villas — Bingin, 1/2/3-bed, Airbnb Top 10% badge, 4.93 rating
Casa Del Beso — Bingin, 2-bed, portfolio average rating
Little Asia — Bingin, 2-bed, pet-friendly, portfolio average rating
Kona Villas — Nyang Nyang, 2-bed, brutalist architecture, portfolio average rating
Vela Villas — Pererenan (Canggu), 2-bed, portfolio average rating

Occupancy by sub-market

The island-wide average sits at 55–65%. Here is how each of our sub-markets actually performed:

Uluwatu (Pecatu): 92% — market avg 58%, a delta of +34 points
Bingin: 94% — market avg 62%, a delta of +32 points
Canggu (Pererenan): 86% — market avg 61%, a delta of +25 points
Nyang Nyang: 89% — market avg 55%, a delta of +34 points

What this means for owners. The Bali market average of 55–65% is the benchmark most AirDNA-derived reports reference. Any manager quoting numbers in that range is delivering average results. Top-decile operators should consistently exceed 85%.

Pro tip: When a prospective manager quotes you an occupancy figure, ask which specific sub-market it applies to and whether it is a portfolio average or their single best villa. Portfolio averages are the only honest benchmark.

Review sub-score breakdown

Airbnb and Booking break overall ratings into six sub-scores. All six are things the operator controls — not guest preference, not villa luck. Here is our portfolio average across each:

Cleanliness: 5.0 — operator-controlled
Accuracy: 5.0 — operator-controlled (listing matches reality)
Check-in: 5.0 — operator-controlled
Communication: 4.9 — operator-controlled
Location: 4.9 — operator-controlled through villa curation
Value: 5.0 — operator-controlled through pricing strategy

All six categories are operator-controllable. For more on how to read these in a luxury market, see The Top 10% of Villas in Uluwatu.

Net yield benchmarks

Net yield is what an owner actually keeps after every line item — commissions, admin, maintenance, utilities, OTA channel fees, and tax. Across our portfolio:

1-bed Uluwatu: 14% net yield — market range 6–9%
2-bed Uluwatu: 11–13% net yield — market range 5–8%
2-bed Canggu: 9–11% net yield — market range 4–7%

Net yields shown after 13% management commission, IDR 2.5M/month admin fee, maintenance at cost, utilities, OTA channel fees, and Indonesian rental tax (10%).

Fee structure (transparent)

The fee structure below is what every owner pays us, and how each line compares to the rest of the market:

Management commission: 13% of gross — market range 15–25%
Monthly admin fee: IDR 2.5M (~$155) — market range 0 to IDR 5M
Maintenance markup: 0% (at cost) — market typically adds 10–30% markup
Multi-year lock-in: none — market typically requires 1–3 years
Direct booking infrastructure: Guesty booking engine — market often WhatsApp-only

Full breakdown in Bali Villa Management Fees Explained.

Tech stack

The tools we use to deliver the numbers above:

Guesty — property management system, channel distribution, direct booking engine
PriceLabs — dynamic pricing against the live competitive set
AirDNA — market benchmarking and comp analysis
Breezeway — daily housekeeping and maintenance reporting

How this data should be used

If you're an owner evaluating Cabo. These are the numbers your villa would benchmark against. If your current manager is below any of them, that's a gap worth quantifying in dollar terms.

If you're evaluating any other manager. Ask them to publish their equivalent numbers at this level of detail. If they can't or won't, that's your answer on how they compare.

If you're a journalist, analyst, or researcher. This page is updated quarterly. Feel free to cite with attribution to Cabo Bali portfolio data 2026.

Frequently asked questions

How is Cabo's 91% occupancy calculated?

Booked nights divided by available nights across the full 6-villa portfolio, averaged over the trailing 12 months to April 2026. Available nights exclude maintenance blocks and owner-reserved stays.

What's Cabo's direct booking percentage?

As of April 2026, approximately 28% of portfolio revenue comes through cabobali.com direct bookings (Guesty), with the balance through Airbnb, Booking.com, VRBO, Agoda, and Trip.com.

Why is Bingin occupancy higher than Uluwatu?

Bingin sits in a sweet spot — the surf and lifestyle draw of Uluwatu, with more compelling price points than the luxury belt. Demand is year-round rather than peak-heavy.

Do the numbers include the 2026 Bingin Beach demolitions?

Yes. Cabo's Bingin villas are in Bingin central, unaffected by the demolitions. Occupancy through the demolition period remained above portfolio average.

How often is this page updated?

Quarterly. Next scheduled update: July 2026.

Is this data independently verifiable?

Badge claims are independently verifiable on Airbnb. Review counts and ratings are visible on OTA listings and the testimonials page.

Can I get this data for my own villa?

Yes. Cabo conducts benchmarking reviews for villa owners evaluating management options. No sales pressure — a straight read of your villa's actual performance against the portfolio's numbers. Get in touch.

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