Monthly or yearly villa rental in Bali: how to choose, with real numbers
Most people who come to Bali for more than a few weeks hesitate between two options: rent by the month and stay flexible, or sign for a year and pay less. The right answer depends on three things: how sure you are of your dates, how much cash you want to commit upfront, and what the rent actually covers.
How monthly and yearly leases usually work in Bali
A monthly rental is paid month by month, usually with the first month and a security deposit at signing. You can leave after the agreed period without losing a large prepayment. In exchange, the monthly price is higher.
A yearly rental is very often paid in full, upfront, for the twelve months. That is the local norm for long leases, and it is why yearly prices look so much lower: the owner gets a full year of income on day one and does not have to find a new tenant every few weeks.
Between the two, many owners offer a middle rate for stays of three months or more.
A worked example: Villa Awana, Umalas
Here are the actual rates of Villa Awana, a four-bedroom villa with a 60 m² pool in Dharma Residence, Umalas–Berawa:
| Length of stay | Rent | Total for 12 months |
|---|---|---|
| 1 to 2 months | USD 12,000 per month | USD 144,000 if you stayed a full year at this rate |
| 3 months or more | USD 11,000 per month | USD 132,000 |
| 12 months, paid upfront | USD 120,000 for the year | USD 120,000, or USD 10,000 per month |
The yearly lease saves USD 24,000 compared with twelve months at the monthly rate, and USD 12,000 compared with the three-month rate. That is the price of flexibility: two months of rent.
A simple rule: if you are certain to stay nine months or more and can pay upfront, the yearly lease costs less than a long monthly stay. Below that, or if your plans may change, the three-month rate is usually the best balance.
What the rent covers, and what it does not
Two villas at the same price can cost very different amounts once you live in them. Before comparing, ask for the exact list of what is included.
At Villa Awana, the rent includes daily housekeeping and daily pool cleaning, plus garden upkeep, and the villa is fully furnished.
What tenants usually pay on top in Bali:
- Electricity. Villas are supplied by PLN, the state electricity company, often on prepaid tokens. Air conditioning in every bedroom and a pool pump make this the biggest variable cost. Ask the owner or manager for the last few months of bills to estimate it.
- Internet. Fibre is available in most of the Canggu area. The contract is often in the tenant’s name or added to the rent.
- Drinking water in large refill bottles, and gas for the kitchen.
- Community or security fees (the banjar contribution), which some leases include and others pass on.
At Villa Awana, electricity and fibre internet are paid by the tenant. Everything else listed on the rates section is included.
Questions to ask before you sign
- What is the deposit, and under what conditions is it returned?
- Who pays electricity, internet, water and community fees?
- How often do housekeeping and pool cleaning come, and are they included?
- Who do I call when something breaks, and how fast do they come?
- Can the lease be extended at the same rate, and what notice is needed?
Ask for the answers in writing, in the lease itself.
Monthly or yearly: the short version
- Unsure of your dates, or testing Bali: monthly.
- Staying a season or a school term: three months or more.
- Settling for the year with the budget available upfront: yearly, paid in advance.
If you are considering Umalas or Berawa, you can send your dates on WhatsApp with your dates and visit Villa Awana before deciding.