All prices on this page are quoted in USD unless otherwise noted.
Most Bali villa managers charge between 20% and 25% of booking revenue, and Balitecture's fee starts at 20%. The percentage is easy to compare. What it buys is harder, because one manager's 20% runs the whole operation while another adds separate charges for cleaning, laundry, maintenance call-outs and garden care. On a villa earning $50,000 a year, that difference can come to $8,000-$12,000.
How the fee is calculated
The fee is a percentage of booking revenue, the amount guests pay for their stays, and it is worked out before running costs. A 20% fee on $50,000 of bookings is $10,000 a year, whatever the electricity bill comes to. Your monthly statement lists the fee next to platform commissions and running costs, so you can follow every booking through to the net income paid to you. There are no setup, listing or photography fees on top, and no lock-in contract.
What the 20% fee covers
Our team in Bali handles everything below, and all of it is in the fee. It also works as a checklist when you compare quotes: if another manager bills any of these separately, add that charge to their percentage before you compare.
Listings and Pricing
- +Professional photography and listing copy
- +Listings on Airbnb, Booking.com, VRBO, Agoda and direct
- +Nightly rates adjusted for season, events and local demand
- +Each platform's listing tuned separately
Guests
- +Messages answered 24/7, from first enquiry to checkout
- +Check-in and check-out
- +Local restaurant and activity recommendations
- +Problems sorted during the stay
Housekeeping and Upkeep
- +A full clean and photographed check between every stay
- +Linen rotation, towel restocking and welcome amenities
- +Daily pool cleaning and weekly garden care
- +Plumbing, electrical, AC and minor repairs by our own team
Owner Reporting
- +A monthly statement of income, costs and our fee
- +A maintenance log and guest review summary
- +Net income paid to you each month
- +An annual summary for your tax return
Who does the work
Our management is in-house. The team runs under our own brand, Spacious Bali, and works on the ground in Bali every day: guest messages, housekeeping, pool care, pricing and reporting are all handled by our own people. We have been managing villas here for more than 10 years, and because we built many of the villas we manage, our maintenance team already knows how they were put together.
What you see each month
One statement a month shows nights booked, occupancy, gross revenue, platform commissions, running costs, our fee and the net income paid to you. A maintenance log and a summary of guest reviews come with it, and at the end of the year you get an annual summary for your tax return.
What sits outside the fee
The fee pays for the team that runs your villa. The villa's own running costs are paid from rental income and listed line by line on your statement, so build them into your numbers before you buy.
| Cost Item | Who Pays | Typical Cost |
|---|---|---|
| Electricity | Owner | $80-200/month (AC is the dominant cost) |
| Pool chemicals and service | Owner | $40-80/month |
| Water and internet | Owner | $30-60/month combined |
| Garden maintenance | Owner | $60-100/month if not in-house staff |
| Housekeeper staff (full-time) | Owner | $180-250/month per person |
| Maintenance and repairs | Owner | Varies - budget 1% of property value/year |
| Villa insurance | Owner | $500-1,500/year depending on coverage |
| PBB property tax | Owner | $100-400/year depending on property |
| Rental income tax (10%) | Owner | 10% of gross rental income to government |
| Airbnb/OTA platform fees | Often split | 3-15% of booking value (deducted before payout) |
Is the fee worth it if you live overseas?
Some owners ask whether they could run the villa themselves and keep the 20%. If you live in Bali and have the time, it can work. From overseas it rarely does, because the work never stops: rates to adjust, messages at all hours, same-day cleans between guests and repairs that cannot wait.
Without a team on the island, occupancy and nightly rates tend to slip, and the income lost can be larger than the fee. For most owners buying from overseas, a good manager pays for itself through occupancy and rates.
Three questions to ask any manager
Ask to see a real monthly statement from an existing owner. Ask who answers guests at 3am, and whether that person works for the manager or for an outside call centre. And ask how much notice you need to give if you want to leave. A manager who cannot show you a statement or occupancy figures has told you what you need to know.
Management at Balitecture
Our fee starts at 20% of booking revenue and covers everything in the lists above. Owners in our own developments are free to choose their manager. We recommend ours, because then one company answers for both how the villa was built and how it is run, and that pairing has kept occupancy across our managed portfolio at 75-90%. We can share the performance data on request.
Day to day, the team works under our own brand, Spacious Bali, and its calculator lets you work out the fee on your own figures. The full service, with income examples by villa type, is on our Bali villa management service page.
