Rental management · Bali & Lombok
Your villa in Bali or Lombok, management designed to last.
Rental marketing, guest welcome, maintenance and oversight of your property: discover the management solutions offered within the property developments selected by BEL-AIR.
A structured operation
Invest in a villa.Plan for its operation as well.
Acquiring a villa in Bali or Lombok is the first step of a property investment.
For owners who wish to rent their property, the developers’ management companies can take charge of day-to-day operation: marketing, reservations, welcome, maintenance and oversight of the property.
The services and their financial terms are defined in the management contract specific to each development.
A local team.
People on site for the welcome, the maintenance and the oversight of the property.
An organised operation.
Marketing, reservations and maintenance coordinated according to the development’s contract.
Reporting for the owner.
Information on stays, income, expenses and maintenance, where the contract provides for it.
Day-to-day management
An organisation dedicatedto your villa and its occupants.
01
Marketing
Distribution on platforms, listings, marketing, pricing strategy.
02
Reservations
Handling enquiries, the calendar and coordination of stays.
03
Welcome and concierge
Arrivals, departures, guest communication and additional services.
04
Maintenance
Housekeeping, linen, pool, garden and upkeep.
05
Staff
Depending on the development: villa manager, private chef, housekeeping staff, security, gardener, pool technician.
06
Owner reporting
Information on reservations, income, expenses and maintenance.
The exact scope depends on the management contract. These services describe property management in Bali as it is offered in the developments: it is provided by the developers’ management companies, and not by BEL-AIR.
Financial transparency
Understanding operating costs
Rental operation of a villa involves various management, marketing and maintenance costs. Their amount depends on the development, the services offered and the contractual terms.
01
Management and marketing
Rental management, booking-platform commissions and marketing activity.
02
Staff and services
Operating staff, guest welcome, housekeeping, laundry and consumables.
03
Maintenance and operation
Maintenance of the villa, upkeep of the equipment and ordinary operating costs.
04
Tax and other costs
Insurance, applicable taxes and other expenses linked to the operation.
The costs and the services included vary according to the development and the management contract. A detailed presentation can be provided when your project is studied.
Rental-income illustration
100 € of rental income: how much remains after costs?
An educational illustration of rental income, based solely on the overall ratio communicated for Serangan Palm Villas. The 50 € of costs are not broken down: the full contractual allocation is not published.
100 €
Rental revenue
50 €
Estimated overall operating costs
50 €
Estimated net operating income
In the Serangan commercial model, the overall costs estimated at about 50% include in particular
- Rental management.
- Marketing and distribution.
- Permanent staff.
- Upkeep and maintenance.
- Local operating taxes.
The other items must be checked in the detailed model to determine whether they are included or not. This ratio already includes management. It is not added to the 15% commission mentioned for Selong Belanak, which concerns another development.
Illustration based on the cost ratio communicated for Serangan Palm Villas. This ratio is not a standard applicable to every development.
Investment example
Three villa configurations,several operating scenarios.
The ranges below bring together occupancy assumptions of 45%, 55% and 66%, with operating costs estimated at about 50% of revenue. No nightly rate is published, and no income is assigned to a single scenario.
Configuration
6 suites — 400 m²
Prix indicatif
1 050 000 €
Revenu net annuel projeté
86 000 to 126 000 €
Configuration
7 suites — 500 m²
Prix indicatif
1 250 000 €
Revenu net annuel projeté
103 000 to 151 000 €
Configuration
8 suites — 600 m²
Prix indicatif
1 450 000 €
Revenu net annuel projeté
119 000 to 175 000 €
- Occupancy of 45%.
- Occupancy of 55%.
- Occupancy of 66%.
- Operating costs estimated at about 50% of revenue.
Rental return in Lombok is read from this estimated net income, after costs. It is not a guaranteed rate, and it is not deduced from the purchase price alone.
Indicative commercial projections, not contractual. Actual income depends on occupancy, rental rates, seasonality, actual costs and market conditions.
Discover Serangan Palm Villas
Remote management
Keep a clear viewof your investment.
Depending on the management contract, the owner may receive information on the operation of the villa. The content and frequency of that reporting are those provided for in the contract.
Reservations
Confirmed stays and the calendar communicated to the owner.
Occupancy rate
A reading of occupancy over the period covered by the reporting.
Income
Rental revenue and amounts paid over, according to the base set out in the contract.
Costs
Operating expenses shown in the reporting.
Upkeep and maintenance
Work carried out and, where the contract provides for it, work to be approved.
Management information
Information communicated to the owner. No real-time tool and no dedicated application is announced.
The essential questionsabout rental management.
Who provides the rental management of the villas?
The developers’ management companies, in the developments that offer this service. BEL-AIR does not itself provide rental management. The agency supports the investor in the acquisition and in understanding the solutions offered.
What are the management fees?
They are defined in the management contract of each development, generally as a commission calculated on a revenue base specified in the contract. The documentation for the Selong Belanak development mentions a commission of 15%. That reference concerns this development and must be confirmed in its contract. It is not the fee for the other developments.
Which costs are added to the management commission?
Depending on the contract, these may include platform commissions, marketing, staff, housekeeping, the pool and gardens, energy, maintenance, insurance, operating taxes and estate charges. Replacement of furniture and exceptional works are distinguished from these. Some of these items may already be included in the commission or in a package: they are not added automatically.
Are platform commissions included?
That depends on the contract. It is necessary to check whether they are included in the management fees, whether they are deducted before the commission is calculated, who bears the transaction fees, and what amount is paid over to the owner. No standard percentage is published here.
Is staff included in the costs?
Needs vary greatly between a one-bedroom villa and a villa of six to eight suites. The contract specifies whether salaries are included in the management fees, whether staff are permanent or shared, and which services are charged to guests or to the owner.
Who pays for electricity, water and maintenance?
The management contract states who pays the bills, whether there is a consumption cap, and whether these costs are included in the rental rates. Ordinary maintenance of the pool, the garden and the accommodation follows the same logic: included, packaged, or billed separately. The reporting should make it possible to identify them.
Who finances repairs and the replacement of furniture?
Ordinary repairs may fall under an annual budget or a quotation, with a threshold beyond which the owner’s agreement is required. Replacement of furniture and appliances, and major works, are exceptional expenses. They are not automatically included in ordinary operating costs.
How is net income calculated?
Estimated net operating income corresponds to rental revenue minus the costs provided for in the contract. In the Serangan Palm Villas example, overall costs of about 50% of revenue leave an estimated net operating income of about 50%. This ratio already includes management. It is not combined with another commission, and it does not apply to every development. The investor’s personal tax remains separate from operating taxes.
Can the villa be used personally?
Where the development’s management contract provides for it, personal occupation can be arranged. The periods, the notice and the effect on marketing are checked in that contract. It is not an automatic right.
Is rental income guaranteed?
No. The projections are indicative and not contractual. Actual income depends on occupancy, rental rates, seasonality, actual costs and market conditions.
Invest in a villa,with a clear view of its operation.
BEL-AIR supports you in selecting property developments in Bali and Lombok and helps you understand the management solutions, the operating costs and the associated financial projections.