Renting Out a Villa in Kedungu

What Kedungu Villas Are Reported to Earn

Bali Villa Realty's own projection lands gross yield somewhere between 12% and 15% for this coast, described as a projection rather than a verified return. Treat that figure the way we would want a buyer to treat any number we quote: useful context, not a promise.

What is missing matters as much as what is published. No source in our research gives a nightly rate, a long-term rent figure or an occupancy percentage for Kedungu specifically. Anyone quoting you one of those three numbers should be asked directly where it came from.

Zoning and Licensing Both Have to Say Yes

A villa here cannot legally let by the night just because it exists. It needs to sit in Kawasan Pariwisata, the pink tourism zone, under the province's current spatial plan; our zoning guide walks through the full colour system.

Zoning alone is not enough either. A foreign-owned rental generally needs four things lined up together, not any one of them alone:

• Land already sitting inside that pink zone.
• A PT PMA entity set up to hold the licence in the first place.
• A commercial-use PBG plus the SLF certificate that follows once the build passes inspection.
• An NIB, Indonesia's business identification number, matched to the right KBLI classification code.

Assembling all four rarely happens quickly. Bali Property Rules puts the realistic timeline at six months on the fast end and twelve on the slow one, so budget accordingly rather than assuming a villa can start earning the day the last brick goes in.

The Platform Deadline Is 31 May 2026

Indonesia's tourism ministry originally set an end-of-March 2026 date for booking platforms to start checking listings against the government's licence database, then pushed it back to 31 May 2026, per Bisnis.com reporting from May 2026. Nine platforms are involved in the check: Agoda, Airbnb and Traveloka first in line, then Booking.com, Expedia, OYO, RedDoorz, Tiket.com and Trip.com behind them.

Progress has been uneven. The national tally stood at more than 99,000 registered short-term listings by 6 May 2026, of which upward of 31,000 carried a verified NIB, a 43.9% rise since March 2025, per Kompas Travel. An August 2026 follow-up report from Detik Travel counted thousands of Airbnb, Agoda and other platform listings that could still vanish from search for want of that same paperwork.

What You Actually Keep After Tax

Residency, not citizenship, sets the rate you pay. Count as an Indonesian tax resident and Government Regulation PP 34/2017 fixes your rate flat at 10%, full stop. A non-resident instead falls under PPh Pasal 26 withholding at 20%, a number that only drops if a tax treaty applies and the domicile paperwork backing it is in order, per Gadjian's tax reporting.

Which rate actually lands on you, and whether treaty relief is available, hinges on your specific residency and paperwork, so run it past your own adviser before setting a budget.

Who Is Actually Renting Villas in Kedungu

Bali Villa Realty describes the demand base here as surfers, wellness travellers, digital nomads, and couples and families wanting fewer crowds than Canggu. That mix leans toward smaller, simpler villas over large event-style properties.

It also explains the price gap covered on our land prices guide: renters priced out of Canggu's nightlife premium are exactly who this coast is currently attracting.