# Villa management in Bali: fees, contract terms and licences URL: https://baliluxurylife.com/guides/villa-management/ Updated: 2026-11-10 Desk: Home Publisher: Bali Luxury Life ## The short answer Bali villa managers that publish a fee mostly charge 10% to 20% of rental revenue, as read on their own websites on 10 November 2026. A few add a fixed monthly fee or charge on profit instead. Published minimum terms run from none to five years, and running costs such as staff, utilities and repairs usually sit outside the fee. ## What it costs Published prices, recorded exactly as each provider or public body states them. Data licence: CC BY 4.0. Downloads: https://baliluxurylife.com/data/prices/villa-management.csv and https://baliluxurylife.com/data/prices/villa-management.json | Item | Price | Provider | Includes | Source | Date read | | --- | --- | --- | --- | --- | --- | | Villa management fee, Inspired Branding package (marketing, pricing, guest communication) | 15% of accommodation revenue | Bukit Vista | Marketing, pricing, guest communication, quality assurance. Daily operations by owner's team. Operating expenses separate. Minimum contract 3 years; 60-day notice subject to agreement | https://bukitvista.com/pricing | 2026-11-10 | | Villa management fee, Inspired Branding Quality package | 10% of accommodation revenue; 15% if rating below 4.8 | Bukit Vista | As Inspired Branding, with fee tied to quality requirements; property assessment required. Minimum contract 5 years. Operating expenses separate | https://bukitvista.com/pricing | 2026-11-10 | | Villa management fee, Inspired Investment package (full service) | 20% of accommodation revenue | Bukit Vista | Marketing, pricing, guest communication and daily operational management. Operating expenses separate. Minimum contract 3 years; owner proceeds by the 5th of the following month | https://bukitvista.com/pricing | 2026-11-10 | | Villa management fee, full service | From 20% per booking | Balitecture | Calculated on booking revenue. Listing, guest communication, dynamic pricing, housekeeping and laundry, maintenance and pool care, monthly reporting. No setup fees; no lock-in contract | https://www.balitecture.com/services/villa-management | 2026-11-10 | | Villa management fee, Complete plan (full service) | 20% of booking revenue | Spacious Bali | Plus villa running costs paid by owner (staff, electricity, internet, pool and garden, supplies, maintenance). Essential plan priced per villa in a proposal | https://spaciousbali.com/management | 2026-11-10 | | Villa management fee, full service | 13% of gross booking value | Cabo Bali | Plus monthly admin fee. Maintenance and staff billed at cost. No minimum term; 90 days' notice either side | https://www.cabobali.com/villa-management | 2026-11-10 | | Monthly admin fee, villa management | Rp2,500,000 / IDR 2,500,000 a month | Cabo Bali | Charged in addition to the 13% fee | https://www.cabobali.com/villa-management | 2026-11-10 | | Villa sales and marketing service | 10% of gross revenue | Nakula | Sales distribution, pricing and revenue management, reservations, website and social media, monthly reports. Contract 2 years; 3 months' notice with no penalty, otherwise 3 months' fee penalty. Sales kit 2026 | https://nakula.com/nakulapdf/saleskit/NAKULA-CP-2026.pdf | 2026-11-10 | | Villa full management service, standalone villa | 20% of gross operating profits, plus a monthly management fee of about 1 night's rate | Nakula | Pre-opening, operations, inventory, maintenance, staff hiring and training, plus sales and marketing. Contract 2 years; 3 months' notice with no penalty, otherwise 3 months' fee penalty. Sales kit 2026 | https://nakula.com/nakulapdf/saleskit/NAKULA-CP-2026.pdf | 2026-11-10 | | Monthly management fee, full management, hotel or villa complex | IDR 15-25 million a month | Nakula | Plus 20% of gross operating profits. Sales kit 2026 | https://nakula.com/nakulapdf/saleskit/NAKULA-CP-2026.pdf | 2026-11-10 | | Villa management commission | Typically from 15% of booking revenue | House of Reservations | Varies by package and location. Bookings, concierge, housekeeping and maintenance, marketing, photography, check-in, financial reporting | https://houseofreservations.com/faq | 2026-11-10 | | Villa management, Essential plan | 10% commission | Villa Management Bali | OTA listings, dynamic pricing, guest communication, monthly report. No staff management. Staff salaries not included. No minimum term; notice usually 30 days | https://villa-management-bali.com/villa-management-pricing-bali/ | 2026-11-10 | | Villa management, Elite plan | 20% commission | Villa Management Bali | Essential plus property and operations management, staff management, check-in, concierge. Staff salaries and housekeeping, pool, garden and laundry costs paid by owner. No minimum term; notice usually 30 days | https://villa-management-bali.com/villa-management-pricing-bali/ | 2026-11-10 | | Villa exclusive marketing package | 15% of net revenue | Villas R Us | Booking management, digital marketing, property management system, monthly inspection and financial report. Media production and interior design at extra cost. Minimum contract 1 year; may cancel within first 3 months | https://villasrus.co/property-management | 2026-11-10 | | Villa full management package | 20% of net revenue | Villas R Us | Adds operations, maintenance (third-party costs excluded), staff management, weekly inspection, monthly tax reports, concierge. Ads costs excluded. Minimum contract 1 year; security deposit required | https://villasrus.co/property-management | 2026-11-10 | | Villa management fee | 12.5% | The Travellist Indonesia | Reservations, guest contact, online promotion, website and pricing. Day-to-day operations by a partner company. Fee base not stated | https://thetravellistindonesia.com/villa-management-fees-in-bali/ | 2026-11-10 | ## Key figures Fees are as each company publishes them on its own website, read on 10 November 2026. - **10% to 20% of rental revenue** is the range most Bali villa managers published as their percentage fee as of 10 November 2026. - **Nine of the 18 managers** we found published a fee on their own website as of 10 November 2026. - **20%** is the published full-management rate at Bukit Vista, Spacious Bali, Villa Management Bali and Villas R Us as of November 2026, and Balitecture's fee starts from 20%. - **13% of gross booking value plus IDR 2,500,000 a month** is Cabo Bali's published fee as of November 2026. - **None to five years** is the range of minimum terms published as of November 2026, with notice periods from 30 days to three months. - **10%** is the PBJT rate on villa stays in Badung under Perda No. 7 of 2023, in force from 1 January 2024 and not changed by the amendment in force from 1 January 2026. - **KBLI 55193** is the Villa business class, rated low-medium risk in Minister of Tourism Regulation No. 6 of 2025, issued on 10 October 2025. ## What these numbers are Every fee on this page is one a company publishes on its own website. We read each page on 10 November 2026. No company has been asked for a quote, none has been contacted, and none has paid to appear. Companies that do not publish a fee are listed below by name, area and website only. The list is alphabetical. Of the 18 managers we found, nine publish a fee. The rest say the fee depends on the villa and is set in a proposal. The same published fees sit in the [Bali Price Index](https://baliluxurylife.com/price-index/). ## How much does a villa manager in Bali charge? Most Bali villa managers that publish a fee charge 10% to 20% of rental revenue, as read on their own websites on 10 November 2026. There are three models in the published prices. **A percentage of revenue.** This is the most common. Published rates run from 10% to 20%: - 10% for a plan without staff management at Villa Management Bali, and Bukit Vista's quality-linked package, which is offered after a property assessment and moves to 15% if the property's rating falls below 4.8. - 12.5% at The Travellist Indonesia. - 15% for marketing-led packages at Bukit Vista and Villas R Us. House of Reservations says its commission typically ranges from 15%. - 20% for full management at Bukit Vista, Spacious Bali, Villa Management Bali and Villas R Us. Balitecture's fee starts from 20% per booking. **A percentage plus a fixed monthly fee.** Cabo Bali publishes 13% of gross booking value plus IDR 2,500,000 a month for admin, as of November 2026. **A share of profit.** Nakula's full management service takes 20% of gross operating profit plus a monthly fee of about one night's rate for a standalone villa, in its 2026 sales kit. For a hotel or villa complex the monthly fee is IDR 15 to 25 million. Its sales and marketing service alone is 10% of gross revenue. ## What is the management fee a percentage of? The base differs by manager. As read on 10 November 2026, published fees are charged on accommodation revenue, net revenue, gross booking value, booking revenue or gross operating profit. The same 20% can produce very different payouts depending on what it is a percentage of, so read the base before you compare the rate. - Bukit Vista charges on accommodation revenue, excluding the platform service fee the guest pays, and before taxes and operating expenses. - Villas R Us charges on net revenue. - Cabo Bali charges on gross booking value. - Balitecture and Spacious Bali charge on booking revenue. - Nakula's full service charges on gross operating profit. Nakula describes this as earning its fee from the bottom line rather than from revenue. - The Travellist Indonesia does not say what its 12.5% is charged on. Ask each manager to show the same sample month for your villa, with the fee worked out line by line. ## What is not included in the management fee? Staff, utilities, repairs and supplies usually sit outside the fee in the plans published as of November 2026. What the companies say: - **Staff.** Villa Management Bali states staff salaries are not in any plan. Under its 20% plan, housekeeping, pool and garden care and laundry are paid by the owner each month. For what staff cost, see our guide to [household staff](https://baliluxurylife.com/guides/household-staff/). - **Running costs.** Spacious Bali lists staff, electricity, internet, pool and garden care, supplies and maintenance as owner costs on top of its 20%. Bukit Vista keeps property operating expenses separate in all three packages. - **Maintenance.** Cabo Bali and Roses & Stars say they bill maintenance at cost. Cabo Bali asks for owner approval on repairs above IDR 1,000,000. - **Marketing extras.** Villas R Us lists media production and interior design as extra on its marketing package. Under full management it excludes third-party maintenance and design costs and advertising spend. - **Setup.** Balitecture and OriVista state they charge no setup fee. Balitecture also states no separate listing or photography fees. ## What contract terms do villa managers publish? Published minimum terms run from none to five years, and notice periods from 30 days to three months, as read on 10 November 2026. **Minimum term.** Published terms range widely: - No minimum term: Cabo Bali, Villa Management Bali, Balitecture ("no lock-in"). - Six months setup, then no lock-in: Roses & Stars. - One year: Villas R Us, which lets owners leave its marketing package within the first three months. - Two-year contract period: Nakula. - Three years: Bukit Vista's Inspired Branding and Inspired Investment packages. - Five years: Bukit Vista's quality-linked package. **Notice period.** Villa Management Bali says usually 30 days. Bukit Vista's Inspired Branding states 60 days, subject to agreement. Cabo Bali states 90 days from either side. Nakula states three months with no penalty, or a penalty of three months' fee without that notice. **Payout timing.** Bukit Vista schedules Inspired Investment payouts by the 5th of the following month. Cabo Bali's owner report is ready by the 8th and the payout lands by the 15th. Balid Villa Management says earnings go to owners directly through the booking platform's payout. **Owner stays.** Cabo Bali charges no management fee when owners stay. Ask every manager how owner nights are blocked and charged. **Leaving.** Secluded Bali Villas says it hands all marketing material to the owner at the end of a contract. Ask who owns the listing, the reviews, the photos and the guest list if you move. ## What licences does a rental villa in Bali need? Indonesia licenses a villa rented to tourists as a tourism business. Among the business classes that Minister of Tourism Regulation No. 6 of 2025, issued on 10 October 2025, sets standards for, two fit a rented home: Villa (KBLI 55193) and Pondok Wisata (KBLI 55130). This section is a summary of public rules, not legal or tax advice. Rules in Bali change often. Confirm with a licensed professional or the official source before you rely on it. **The villa.** Indonesia licenses tourism businesses through risk-based licensing under Government Regulation No. 28 of 2025. The business standards are in Minister of Tourism Regulation No. 6 of 2025, which replaced the 2021 standards. The two classes: - **Villa (KBLI 55193):** renting a whole building for a set period for tourism. It is classed as low-medium risk. The business must hold a self-assessment document covering facilities, staff, service and management, and a health certificate (Sertifikat Laik Sehat) from the Ministry of Health or the regency health office. - **Pondok Wisata (KBLI 55130):** a house the owner lives in, with part of it rented to tourists. The regulation also says that where a tourism business needs a standards certificate, it must have it within one year of its licence being verified. Certain low-medium risk activities are exempt. **Enforcement in 2026.** In February 2026 the Governor of Bali asked Airbnb to remove unlicensed villas and said all tourism services must be licensed and paying tax by the end of March, according to Antara, the state news agency. In May 2026 the Deputy Minister of Tourism said the ministry wants booking platforms to confirm that listed properties hold a business identification number (NIB), and would guide owners through licensing until August 2026. **The manager.** The manager is a business in its own right. Ask for its NIB and the business activities listed on it. Cabo Bali publishes its NIB on its management page and lists NIB, KBLI, PBG, SLF and PBJT as items it checks for each villa. Balitecture says it advises owners on the Pondok Wisata licence. The PBG and SLF are building approvals, covered in our guide to [building a villa](https://baliluxurylife.com/guides/building-a-villa/). How a foreigner can hold the villa itself is in our guide to [foreign property ownership](https://baliluxurylife.com/guides/foreign-property-ownership/). ## What tax is charged on a villa stay in Badung? A villa stay in Badung carries PBJT, the regional tax on certain goods and services, at 10%. The rate is set by Badung regency's tax regulation, Perda No. 7 of 2023, set on 28 December 2023 and in force from 1 January 2024, which applies it to hotel services. This is the tax on the stay. - It covers villas, pondok wisata, guest houses, bungalows, resorts and private homes used as a hotel. - The tax base is the amount paid to the accommodation provider. - The guest is the tax subject. The business that sells the stay is the taxpayer. Perda No. 8 of 2025, set on 22 December 2025 and in force from 1 January 2026, amended the 2023 regulation. Its changes cover definitions, land and building tax, the levy articles and annexes, and two administrative articles. It does not amend Article 28, the article that sets the 10% rate. If your villa is outside Badung, check that regency's own regulation. This page does not cover income tax on rental profit. Take advice on it before you sign. ## Common questions ### How much do villa management companies in Bali charge? Most Bali villa managers that publish a price charge 10% to 20% of rental revenue, as read on their own websites on 10 November 2026. Full management is 20% at four companies and from 20% at a fifth. One manager publishes 13% of gross booking value plus IDR 2,500,000 a month, and one charges 20% of gross operating profit plus a monthly fee. ### Is a villa management fee charged on gross or net revenue? It depends on the manager. As read on 10 November 2026, Bukit Vista charges on accommodation revenue before taxes and operating expenses, Villas R Us on net revenue, Cabo Bali on gross booking value, Balitecture and Spacious Bali on booking revenue, and Nakula's full service on gross operating profit. Ask each manager to work out the fee on the same sample month. ### Does the management fee include staff, utilities and maintenance? Usually not. In the plans published as of November 2026, Villa Management Bali states staff salaries are not in any plan. Spacious Bali lists staff, electricity, internet, pool and garden care, supplies and maintenance as owner costs on top of its 20%. Bukit Vista keeps operating expenses separate in all three packages. Cabo Bali and Roses & Stars say they bill maintenance at cost. ### What is the minimum contract for villa management in Bali? Published minimum terms run from none to five years, as read on 10 November 2026. Cabo Bali, Villa Management Bali and Balitecture state no minimum term. Villas R Us states one year, Nakula a two-year contract period, and Bukit Vista three or five years depending on the package. Published notice periods run from 30 days to three months. ### What licence does a villa need to be rented to tourists in Bali? Minister of Tourism Regulation No. 6 of 2025, issued on 10 October 2025, sets a Villa class (KBLI 55193) for renting a whole building to tourists, rated low-medium risk. The business must hold a self-assessment document and a health certificate (Sertifikat Laik Sehat). A house the owner lives in, with part of it rented out, falls under Pondok Wisata (KBLI 55130). This is a summary, not legal advice. ### What tax is charged on villa rentals in Badung? Badung charges PBJT, a regional tax, at 10% on hotel services, which include villas, pondok wisata, guest houses and private homes used as a hotel. The rate is set by Perda No. 7 of 2023, in force from 1 January 2024, and the amendment in force from 1 January 2026 did not change it. The guest is the tax subject and the business selling the stay is the taxpayer. ### When do villa managers pay owners? Published payout terms differ by manager, as read on 10 November 2026. Bukit Vista schedules payouts on its Inspired Investment package by the 5th of the following month. Cabo Bali's owner report is ready by the 8th and its payout lands by the 15th. Spacious Bali states payouts and statements are monthly. Balid Villa Management says earnings go to owners directly through the booking platform's payout. ## Questions to ask before you pay 1. What exactly is your percentage charged on: gross bookings, revenue after platform fees, or profit? Show me one sample month. 2. Is there a monthly fee, a setup fee, or a minimum fee in a month with no bookings? 3. Which costs are mine: staff salaries, utilities, pool and garden, laundry, supplies, repairs, advertising, photography? 4. Do you add a margin to repairs or supplies? Above what amount do you need my approval? 5. What is the minimum term, the notice period, and any penalty for leaving early? 6. Who owns the listings, reviews, photos and website if I leave? 7. When is the monthly payout, and in which currency and account? 8. Is the villa licensed as a Villa or Pondok Wisata, with a health certificate? Who registers and pays the 10% PBJT, and can I see the filings? 9. What is your own NIB, and which business activities does it list? 10. How are my own stays booked and charged? ## Sources 1. [Bukit Vista, pricing](https://bukitvista.com/pricing), no date on page. Accessed 2026-11-10. 2. [Balitecture, villa management](https://www.balitecture.com/services/villa-management), as stated on the page in 2026. Accessed 2026-11-10. 3. [Spacious Bali, management](https://spaciousbali.com/management), as stated on the page in 2026. Accessed 2026-11-10. 4. [Cabo Bali, villa management](https://www.cabobali.com/villa-management), as stated on the page in November 2026. Accessed 2026-11-10. 5. [Nakula, company profile 2026](https://nakula.com/nakulapdf/saleskit/NAKULA-CP-2026.pdf), 2026. Accessed 2026-11-10. 6. [House of Reservations, FAQ](https://houseofreservations.com/faq), as stated on the page in 2026. Accessed 2026-11-10. 7. [Villa Management Bali, pricing](https://villa-management-bali.com/villa-management-pricing-bali/), as stated on the page in 2026. Accessed 2026-11-10. 8. [Villas R Us, property management](https://villasrus.co/property-management), as stated on the page in 2026. Accessed 2026-11-10. 9. [The Travellist Indonesia, villa management fees](https://thetravellistindonesia.com/villa-management-fees-in-bali/), May 2026. Accessed 2026-11-10. 10. [OriVista, property management](https://orivista.com/property-management), as stated on the page in 2026. Accessed 2026-11-10. 11. [Roses & Stars, villa management guide](https://www.rosesandstars.com/blog/villa-management-bali-guide), May 2026. Accessed 2026-11-10. 12. [Secluded Bali Villas, villa management](https://secludedbalivillas.com/villa-management-bali/), no date on page. Accessed 2026-11-10. 13. [Balid Villa Management](https://balidvillamanagement.com/), as stated on the page in 2026. Accessed 2026-11-10. 14. [JDIH Badung, Perda Kabupaten Badung No. 7 of 2023 on Regional Taxes and Levies](https://jdih.badungkab.go.id/produk-hukum/peraturan-perundang-undangan/peraturan-daerah/peraturan-daerah-kabupaten-badung-nomor-7-tahun-2023-tentang-pajak-daerah-dan-retribusi-daerah), December 2023. [Full text PDF](https://jdih.badungkab.go.id/storage/produk-hukum/peraturan-perundang-undangan/2023/perda/2023perda5103007.pdf). Accessed 2026-11-10. 15. [JDIH Badung, Perda Kabupaten Badung No. 8 of 2025 amending Perda 7/2023](https://jdih.badungkab.go.id/produk-hukum/peraturan-perundang-undangan/peraturan-daerah/peraturan-daerah-kabupaten-badung-nomor-8-tahun-2025-tentang-perubahan-atas-peraturan-daerah-nomor-7-tahun-2023-tentang-pajak-daerah-dan-retribusi-daerah), December 2025. [Full text PDF](https://jdih.badungkab.go.id/storage/produk-hukum/peraturan-perundang-undangan/2025/peraturan-daerah/01KDS6CYGJ2FQG123J87FYDKHY.pdf). Accessed 2026-11-10. 16. [JDIH Kemenpar, Permenpar No. 6 of 2025](https://jdih.kemenpar.go.id/en/peraturan/1422), October 2025. [Full text PDF](https://api-jdih.kemenpar.go.id/assets/32cfb027-78d5-4bd2-9dd7-7a46d440dae9). Accessed 2026-11-10. 17. [Antara Bali, Governor asks Airbnb to remove illegal accommodation](https://bali.antaranews.com/berita/398466/gubernur-bali-minta-airbnb-coret-akomodasi-ilegal), February 2026. Accessed 2026-11-10. 18. [Antara Bali, Deputy Minister of Tourism on illegal accommodation on booking platforms](https://bali.antaranews.com/berita/406620/wamenpar-penindakan-akomodasi-ilegal-di-ota-demi-keadilan), May 2026. Accessed 2026-11-10.