DOMA Research · Issue 1 · Q3 2026
DOMA Ubud Villa Index
The DOMA Ubud Villa Index (DUVI) is a quarterly composite index of the villa market in Ubud, Bali, combining entry price, RevPAR, net yield and supply into one number with base Q3 2026 = 100. The only Bali index built on operating data from real villas. Published by DOMA Research, the analytics desk of DOMA, an investment partner in Bali.
Key figures
Ubud villa market in numbers, Q3 2026
Issue 1 · published 7 July 2026 · updated 5 October 2026 · data as of July 2026 · by DOMA Research (DOMA, investment partner, Ubud)
- The median price of a finished 2-bedroom leasehold villa in Ubud is $220,000, based on listings across 20 platforms (DUVI, Q3 2026, data collected July 2026).
- The minimum entry into an investment villa in Ubud is $139,000 for a 2BR off-plan unit (Mirador project, handover September 2027).
- Average annual villa occupancy in Bali is 60–65% (63% used in the index), prime properties run 70–85%, and DOMA-managed villas in Ubud reach 87% (operating data from 30+ villas, 4,000+ Airbnb reviews).
- The ADR of a mid-range 2BR villa in Ubud is $165 per night, market RevPAR is ≈$104 per night, and DOMA villas reach $144.
- Net villa yield in Bali after expenses is 6–13% per year (gross 10–18%). The actual net yield of DOMA villas is 12.8%.
- Land in Ubud costs $250/m² on the outskirts and ≈$750/m² near the center, versus $1,100–1,400 in Canggu and $1,500+ in Seminyak.
- There are 5,711 active villa listings for sale in Bali (Bali.RealEstate aggregator, July 2026). Bali Villa Realty has 1,400+, Kibarer Property 1,000+.
How to cite. “DOMA Ubud Villa Index (DUVI), Issue 1, Q3 2026, DOMA Research, domabali.com/en/index/”. Issue data in CSV and JSON, licensed CC BY 4.0, free to reuse with attribution.
Index composition
Four sub-indices
P · Entry price
100.0The median 2BR leasehold villa in Ubud costs $220,000. Off-plan lowers the entry to $139,000.
R · RevPAR
100.0ADR × occupancy. The market gives $165 × 63% ≈ $104/night, DOMA-managed villas $144.
Y · Yield
100.0Market net yield 6–13% (midpoint 9.5%). DOMA actual is 12.8%.
S · Supply
100.05,711 active villa listings. Wide choice for buyers, so it is counted on an inverse scale.
Q3 2026 is the base quarter, so all sub-indices equal 100. From the next issue this page will show quarter-on-quarter dynamics.
Section 1
Entry prices in Ubud and other Bali locations
1–2BR villas, leasehold, from
Off-plan in Ubud is the most accessible entry into an investment villa in Bali, and the price growth to completion stays with the buyer.
Land, $/m²
Land in Ubud costs 2–4× less than coastal locations, which is the main source of Ubud's price advantage.
Section 2
Rental rate, occupancy and RevPAR
Occupancy, annual
A 20+ p.p. gap between the average and a managed villa shows that rating, dynamic pricing and response speed matter more than location.
RevPAR = ADR × occupancy, 2BR
RevPAR is more honest than the nightly rate because it counts both the price and the empty dates. It is what drives a villa's annual revenue.
Section 3
Yield and supply
Villa yields, annual
Net runs 3–5 p.p. below gross because of platform fees, management, tax and upkeep. The methodology is in the ROI calculator.
Supply (active villa listings)
Choice is wide right now, which makes it a good moment for buyers. Ubud looks the most resilient, as retreat and long-stay demand is stable year round.
Methodology
Disclosure. DOMA is an investment partner and runs its own projects that appear in this index (currently Mirador). Our projects follow the same rules as the market, are always labelled separately and are excluded from market medians.
DUVI = 0.35·P + 0.30·R + 0.20·Y + 0.15·S
| Sub-index | Weight | Measures | How it is computed |
|---|---|---|---|
| P · Entry price | 35% | Cost of entering the market | Median 2BR leasehold villa price in Ubud across 20 platforms, normalized to the base quarter |
| R · RevPAR | 30% | Rental economics | 2BR ADR × average occupancy, based on open rental-platform data and DOMA operating data |
| Y · Yield | 20% | Return on capital | Net annual yield after platform fees, management, tax and upkeep (DOMA ROI-calculator methodology) |
| S · Supply | 15% | Supply-demand balance | Number of active villa listings (inverse scale) |
Base. Q3 2026 = 100. Cadence. Monthly data collection, quarterly publication. Collection. Automated monitoring of Bali's 20 largest platforms and developers + operating data from 30+ villas we track (4,000+ Airbnb reviews). Revisions. When data is refined, past values are recalculated and flagged in the issue.
Scope. 1–3BR leasehold villas in Ubud and aggregated listing data, not closed transaction prices. Issue 1 is the base, and dynamics appear from issue 2.
Issue 1 sources: Kibarer Property, Bali Home Immo, Bali Villa Realty, Bali.RealEstate, Balitecture, Investland Bali, Magnum Estate, Coco Development Group, Bale Bali · DOMA operating data · July 2026.
Section 5 · data as of 29 September 2026
Lease-Year Price, what one year of ownership costs
Price per lease year, leasehold villas
Headline prices hide the lease term. In Ubud the typical contract is 26 years and only 20% of listings offer 29 years or more, so two villas at the same price can differ by years of ownership. Of 62 two-bedroom Ubud listings, none cost less per lease year than $4,793.
Independent check of Issue 1 (data as of 29 September 2026)
| Metric | Issue 1 (Jul 2026) | Check (Sep 2026) |
|---|---|---|
| Ubud, finished 2BR, median | $220,000 | $223,500 (n=47, +1.6%) |
| Gross yield, Bali villas | 14% (10–18%, developer and platform claims) | 10% (asking annual rent ÷ asking price, n=301) |
| Lease term, median | — | 26 yrs · ≥29 yrs 28% |
| Ubud supply, listings posted since March 2026 | — | 55% (Bali overall 29%) |
The check uses 2,502 villa listings from Bali Home Immo, a different source and month from Issue 1. The entry-price figure holds within 2%. Gross yield in listings sits at the low end of the claimed range, so Issue 2 will use observed listing yields for the Y sub-index. Asking prices, not transactions. IDR converted at 17,960 per USD.
Questions
Frequently asked questions about the index
What does the DOMA Ubud Villa Index show?
A composite state of Ubud's villa market in one number, covering entry price, rental economics (RevPAR), net yield and supply balance. Base Q3 2026 = 100. Above 100 the market is stronger than base, and below that it is softer.
How is it different from agency reports?
Agencies publish listing prices. DUVI adds what open data lacks, namely actual occupancy, rates and net yields of operating managed villas, and folds them into a reproducible formula.
How often is it published?
Data is collected monthly by automated monitoring of 20 platforms. The index is published quarterly. Subscribe via WhatsApp or Telegram.
What is the Lease-Year Price?
Lease-Year Price (LYP) is the price of a leasehold villa divided by the number of lease years in the contract, excluding extension options. In the September 2026 check of 2,502 listings the median for two-bedroom villas in Ubud was $9,270 per lease year, and $10,100 across Bali. It makes villas with different lease terms comparable. At the same price, a 20-year lease costs 1.5 times more per year than a 30-year lease.
Can I cite the index?
Yes, with attribution “DOMA Ubud Villa Index (DUVI), Issue 1, Q3 2026, DOMA Research, domabali.com/en/index/”. The issue data is open in CSV and JSON (CC BY 4.0) at domabali.com/index/data/duvi.csv and domabali.com/index/data/duvi.json.
How much does a 2-bedroom villa cost in Ubud in 2026?
The median finished 2BR leasehold villa in Ubud is $220,000 based on listings across 20 platforms (DUVI, Q3 2026, data collected July 2026). The minimum entry is $139,000 for a 2BR off-plan unit (Mirador project, handover September 2027). For comparison, Canggu/Pererenan starts from ≈$300,000, Uluwatu/Bukit from ≈$280,000, and the island median is $256–299k.
What is the villa occupancy rate in Bali and Ubud?
The island average is 60–65% per year (63% used in the index), prime properties run 70–85%, and DOMA-managed villas in Ubud reach 87% based on operating data from 30+ villas (4,000+ Airbnb reviews). The gap comes from management, meaning rating, dynamic pricing and response speed.
What net yield does a villa in Ubud generate?
Market net yield after platform fees, management, tax and upkeep is 6–13% per year (midpoint 9.5%), and gross yield is 10–18%. DOMA’s actual net yield is 12.8%. Model your own inputs in the ROI calculator at domabali.com/roi/.
What is RevPAR and what is it in Ubud?
RevPAR is revenue per available night, ADR × occupancy. For a 2BR villa in Ubud the market gives $165 × 63% ≈ $104/night, prime properties $129, DOMA villas $144. RevPAR is more honest than the nightly rate because it counts empty dates.
How much does land cost in Ubud?
About $250/m² on the outskirts and ≈$750/m² near the center (Q3 2026). Canggu is $1,100–1,400/m² and Seminyak $1,500+. Land in Ubud costs 2–4× less than coastal locations, and this is the main source of Ubud’s price advantage.
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