Best villa management companies in Bali, 2027

The ranking

Scores out of 100. Google shows rating and review count. Balinest Villas and Kozystay were not scored this round: not enough public owner-side information.

What the score measures

Nine measures, all public. If a company does not publish something, it scores zero for it. Full formulas are on the method page.

Each manager, scored

64.2

#1 of 11

Villa Finder

Google

4.9 from 698

Since

2012

Areas

Bali-wide

Fee: Not published. Terms by proposal.

Publishes: company name, licence, BVRMA membership, a direct booking site.

Not published: fee, minimum term, notice period, owner results.

A Singapore-registered villa marketplace that added management. The strongest review base on this list and full marks for years trading, but an owner cannot see what it charges or what owners keep before a sales call.

Airbnb 22.5/25 | Terms 0/15 | Results 0/10 | Google 13.7/15 | Transparency 8/10 | Years 10/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 5/5

Villa Finder website

63.5

#2 of 11

Cabo Bali

Google

5.0 from 26

Since

2023

Areas

Uluwatu, Bingin, Canggu, Seseh

Fee: 13% of gross revenue plus IDR 2.5m a month per villa. No minimum term. 90 days' notice.

Publishes: fee, minimum term, notice period, a third-party owner results story (PriceLabs), company name, NIB, street address, named people, in-house maintenance hiring.

Not published: an Airbnb portfolio rating (not tracked by Airbtics).

Founded by villa owners. Publishes the most complete contract terms on this list. Young, with a small review base, and scores zero on the largest measure because Airbtics does not track its portfolio.

Airbnb 0/25 | Terms 15/15 | Results 10/10 | Google 10.5/15 | Transparency 10/10 | Years 3/10 | Direct 5/5 | Maintenance 5/5 | BVRMA 5/5

Cabo Bali website

60.5

#3 of 11

Bali Management Villas

Google

4.7 from 258

Since

Claims 10+ years

Areas

Kerobokan, South Bali

Fee: 18% of the nightly rate for full management, 9% for marketing only. Another page shows 25%.

Publishes: a fee, a direct booking site, BVRMA membership.

Not published: minimum term, notice period, owner results, licence number, named people.

An established Kerobokan operator with a large claimed portfolio and high Airbnb ratings. Its two fee figures conflict, so ask which applies before comparing it on cost.

Airbnb 22.5/25 | Terms 5/15 | Results 0/10 | Google 11/15 | Transparency 2/10 | Years 10/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 5/5

Bali Management Villas website

59.6

#4 of 11

Bukit Vista

Google

4.4 from 134

Since

2012

Areas

Canggu to Uluwatu, Ubud, Sanur

Fee: Three packages at 10% to 20%. Three-year minimum on two of them.

Publishes: fees, minimum terms and notice by package, a direct booking site.

Not published: owner results (figures shown are calculator estimates), licence number, named people.

The most detailed package terms after Cabo Bali. The three-year minimum on two packages is the longest lock-in we found. Not on the 2026 BVRMA list.

Airbnb 20/25 | Terms 15/15 | Results 0/10 | Google 7.6/15 | Transparency 2/10 | Years 10/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 0/5

Bukit Vista website

58.0

#5 of 11

Nakula

Google

4.3 from 63

Since

Claims 14+ years

Areas

Legian, Canggu, Ubud

Fee: 20% of net profit after operating costs.

Publishes: a fee, a headline results figure, a direct booking site, BVRMA membership.

Not published: minimum term, notice period, which villa and period the 45% EBITDA claim covers.

The only manager here paid on profit rather than revenue. That can align incentives, but only if 'profit' is defined tightly. Ask for a sample statement showing every deduction before the 20%.

Airbnb 22.5/25 | Terms 5/15 | Results 2/10 | Google 6.5/15 | Transparency 2/10 | Years 10/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 5/5

Nakula website

47.6

#6 of 11

Listings Bali

Google

4.4 from 35

Since

Claims 9+ years

Areas

Canggu, Seminyak, Ubud

Fee: Not published.

Publishes: high Airbnb ratings, a direct booking site.

Not published: fee, terms, owner results, evidence of the in-house engineering team it describes.

Strong guest results on Airbnb. Describes in-house engineering and reporting, but we found no public evidence of either. Not on the BVRMA list.

Airbnb 22.5/25 | Terms 0/15 | Results 0/10 | Google 7.1/15 | Transparency 4/10 | Years 9/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 0/5

Listings Bali website

46.4

#7 of 11

Elite Havens

Google

4.0 from 100

Since

1998

Areas

Seminyak, Canggu, Jimbaran

Fee: Not published.

Publishes: a direct booking site, BVRMA membership.

Not published: fee, terms, owner results, licence, address, named people.

The longest-running name here, owned by Dusit International and focused on fully staffed luxury estates. Publishes little for owners beyond its booking site.

Airbnb 22.5/25 | Terms 0/15 | Results 0/10 | Google 3.9/15 | Transparency 0/10 | Years 10/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 5/5

Elite Havens website

45.8

#8 of 11

BaliSuperHost

Google

4.0 from 154

Since

2021

Areas

Ubud and island-wide

Fee: Not published.

Publishes: company details, a direct booking site, BVRMA membership.

Not published: fee, terms, owner results.

One of the largest operators by Airbnb listings. Its own pages give different villa counts, and its Google rating is the lowest on the list.

Airbnb 20/25 | Terms 0/15 | Results 0/10 | Google 3.8/15 | Transparency 7/10 | Years 5/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 5/5

BaliSuperHost website

44.9

#9 of 11

Pramana Experience

Google

4.8 from 56

Since

2013

Areas

Ubud, Canggu, Uluwatu

Fee: Not published.

Publishes: a direct booking site.

Not published: fee, terms, owner results, BVRMA membership.

Mainly a hotel operator that also manages villas. A strong Google rating, but few published terms for owners.

Airbnb 17.5/25 | Terms 0/15 | Results 0/10 | Google 10.4/15 | Transparency 2/10 | Years 10/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 0/5

Pramana Experience website

41.2

#10 of 11

Palm Living

Google

4.9 from 56

Since

Not published

Areas

Lovina, North Bali

Fee: Not published.

Publishes: company name, address, a direct booking site.

Not published: founding year, fee, terms, owner results.

The only North Bali specialist on the list. A high Google rating, but little else published for owners.

Airbnb 20/25 | Terms 0/15 | Results 0/10 | Google 11.2/15 | Transparency 5/10 | Years 0/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 0/5

Palm Living website

27.3

#11 of 11

Fabric Property Management

Google

5.0 from 1

Since

2022

Areas

Munggu

Fee: 20% of short-term revenue or 10% of long-term rent.

Publishes: a fee, company details, a direct booking site.

Not published: minimum term, notice period, data behind its occupancy and yield claims.

Developer-linked. Its 5.0 Google rating rests on one review, which the method pulls toward the average. Not tracked by Airbtics.

Airbnb 0/25 | Terms 5/15 | Results 2/10 | Google 6.3/15 | Transparency 5/10 | Years 4/10 | Direct 5/5 | Maintenance 0/5 | BVRMA 0/5

Fabric Property Management website

Published fees, side by side

Only five of the eleven publish a fee. The basis differs, so the headline percentage is not comparable on its own: a fee on gross revenue, on the nightly rate and on net profit cost an owner very different amounts.

Six checks before you sign

1. Ask what the fee is charged on. Gross revenue, the nightly rate before OTA commission, and net profit give three different bills for the same villa.
2. Get the fixed costs in writing. Monthly admin fees, staff salaries and maintenance markups often matter more than the percentage in low season.
3. Check the minimum term and notice period. A three-year minimum is very different from 90 days' notice if the relationship goes wrong.
4. Ask for a sample owner statement. It should show gross bookings, every deduction and what the owner received.
5. Compare villas on your street, not portfolio averages. Look up three to five villas like yours run by different managers and compare their calendars and rates.
6. Confirm the licence. Ask for the company's NIB and check that the villa itself is licensed for short-term rental.

Questions owners ask

What is the best villa management company in Bali?

On our 9 November 2026 scorecard, Villa Finder scored highest (64.2 out of 100), followed by Cabo Bali (63.5) and Bali Management Villas (60.5). The top five are within seven points, so the right choice depends on your area and on which terms matter to you.

How much does villa management cost in Bali?

Of the managers that publish a fee, most charge 10% to 20% of revenue. Cabo Bali charges 13% of gross plus IDR 2.5m a month, Bali Management Villas 18% of the nightly rate, Bukit Vista 10% to 20% by package, Nakula 20% of net profit and Fabric 20% of short-term revenue. Six of the eleven do not publish a fee.

Which Bali villa managers publish their contract terms?

Only Cabo Bali and Bukit Vista publish all three of fee, minimum term and notice period. Bukit Vista sets a three-year minimum on two of its packages; Cabo Bali has no minimum term and 90 days' notice.

How do you score villa management companies?

Nine public measures add up to 100 points: Airbnb guest ratings (25), published contract terms (15), Google reviews (15), published owner results (10), transparency (10), years trading (10), a direct booking site (5), evidence of in-house maintenance (5) and BVRMA membership (5). Anything not published scores zero.

How often is the ranking updated?

Every quarter. Each update is dated, and score changes are listed on the method page.