Rental yields in Indonesia beyond Bali: the published figures, and the gap where Lombok should be.

What is the average rental yield in Indonesia?

8.22 percent gross, for Q3 2026, published by Global Property Guide and last updated in August 2026. The same publisher put it at 8.30 percent in Q1 2026. It is a gross figure, before taxes, repairs, agency fees and every other cost.

Read that number as a market reading rather than a property reading. The publisher states its own method: median asking rents compared with median purchase prices, drawn from a local property platform, assessed twice a year across the largest Indonesian cities. So it reflects what sellers and landlords are asking, not what units have achieved.

It also blends two different asset types. The Jakarta, Surabaya and Tangerang figures are apartments. The Bali figure is villas. Those are not the same market and they do not behave the same way.

What is the published rental yield on a Bali villa?

4.24 percent gross on average, for Q3 2026, published by Global Property Guide. The publisher breaks it down by bedroom count, and the spread across those bands is wide: from 2.93 percent on four-bedroom-plus villas to 5.47 percent on two-bedroom villas.

All figures gross, as published, before any cost. The publisher reports Bali as one location set rather than splitting Canggu, Seminyak, Ubud and Uluwatu, so the table above is an island-level reading and not an area-level one.

The size pattern is the part worth carrying away. The largest villas carry the lowest published yield of the four bands, which is the opposite of the way the top of the market is usually framed. The repo's own Bali yield workings sit at Bali villa rental yield.

What is the rental yield on a Lombok villa?

No current published figure could be confirmed for this page. Global Property Guide's Indonesia rental-yield dataset covers Jakarta, South Tangerang, Surabaya, Tangerang and Bali, and publishes nothing for Lombok. No other named publisher's dated Lombok figure could be fetched and confirmed in September 2026.

That is a deliberate omission. A yield figure with no publisher and no data period attached is not a fact, and Lombok is exactly the market where an unsourced number would mislead most, because the ranges in circulation have nothing behind them that can be checked.

What to do instead, if you are looking at a specific Lombok villa:

• Ask the villa for its own booking history. Achieved nights and achieved rates for the last two full years, not a projection.
• Ask which licence class it operates under. The same Indonesian licensing framework applies in Lombok as in Bali, and the same document chain answers it.
• Ask what the remaining term is. The four foreign-holding pathways are identical in Lombok; the province changes and the law does not.

If someone shows you a Lombok yield figure, ask three things: who published it, for which quarter, and whether the rent behind it is an asking rate or an achieved one.

Where do Indonesia's published yields sit highest?

Jakarta, at a 12.00 percent average for Q3 2026, followed by Tangerang at 9.61 percent. Bali sits lowest of the five published locations at 4.24 percent. Every figure below is gross and published by Global Property Guide, and the Bali row is villas while the other four are apartments.

The asset-type column is the one that stops this table being read wrongly. A Jakarta apartment and a Bali villa are different products let to different tenants on different terms, and the gap between the two rows is not a ranking of anything a single buyer is choosing between.

Is a published yield the same as a vacation rental yield?

No. The published Indonesian figures are built from monthly asking rents against list prices. A nightly-let villa does not have a monthly rent. Occupancy, nightly rate seasonality, platform fees, cleaning, management and the licence position all sit between the two, and none of them is in the published number.

The publisher's formula is stated on its own page: median monthly rent multiplied by twelve, divided by median purchase price. That assumes a tenant in place for twelve months. A villa let by the night is a different business with a different cost base and a different vacancy profile.

Three gaps to close before a nightly-let figure means anything:

1. Occupancy. Not a target, an achieved figure, across at least two full years including low season.
2. The take rate. Platform commission, management fee, cleaning and linen, and the replacement cycle on furnishing.
3. The licence. Whether the way the villa is being let matches the class it is licensed under. That chain is set out at Pondok Wisata, explained.

What comes off a gross Indonesian yield?

Enough to matter. The publisher of the figures above states that net yields in its dataset typically run 1.5 to 2 percentage points below the gross ones, before anything specific to your villa. Taxes, repairs, agency fees, management and real vacancy all sit inside that gap.

That 1.5 to 2 point band is the publisher's own general note across its dataset, not an Indonesia-specific calculation, so treat it as a floor on the deduction rather than a estimate of it. For a nightly-let villa the deduction is normally larger, because management and turnover costs are larger.

The items to price individually, rather than assuming the band covers them:

• Tax on the rent, which depends on how the villa is held and who is letting it.
• The building or estate contribution, and the banjar contribution where one applies.
• Management and letting costs, which are the line that most often separates a modelled figure from a real one.
• The remaining term, on a Hak Sewa villa, which does not appear in any income figure but decides the exit.

The Bali cost stack in detail: the Bali villa fee stack. What to verify on the villa itself before any of this matters: Bali luxury villa due diligence.

Header photo: Unknown, CC0, via Wikimedia Commons. All credits: image credits.