At a glance
- Client: A property and hospitality developer planning a luxury space in south Bali
- Sector: Hospitality and real estate development
- Region: Indonesia (Bali)
- Service: Market research (secondary)
The challenge
The client was planning a luxury development in south Bali that could host retreats and also be sold or let as property. Before going further they wanted evidence on two fronts. First, the market: how Bali's upper-end hotels had traded through and after the pandemic, and what villas and land cost on leasehold and freehold terms. Second, demand for the space: which retreat operators in luxury wellness, high-end coaching, corporate getaways and training bootcamps might rent it, and what those programmes charge.
What we did
- Agreed a scope with the client: hotel trading benchmarks (ADR, occupancy, room size) and comparable villa sales, land area and floor space for one- and two-bedroom products.
- Pulled hotel trading metrics for 2019–2022 from C9 Hotelworks and Horwath HTL market reports, and hotel stock data from BPS Bali and CBRE.
- Collected nightly rates for 4- and 5-star hotels in Canggu and Uluwatu from Traveloka and Booking.com (about 35 properties).
- Built a lease vs freehold calculation from villa listings: 5 leasehold and 10 freehold listings, with price per m² and price per bedroom.
- Took land sale and lease prices for Canggu and Uluwatu from Lamudi (August 2023), with 3-, 6- and 12-month price history.
- Profiled four retreat segments (luxury wellness, coaching and mastermind, boutique corporate getaways, training bootcamps): key players, price ranges, price drivers and trading metrics.
- Compiled a dataset of about 45 Bali luxury hotels, resorts and long-stay villa providers with target segments and seasonal rates.
Topics covered
- Hotel occupancy, ADR and RevPAR, 2019–2022
- 4-star vs 5-star pricing in Canggu and Uluwatu
- Leasehold vs freehold villa pricing
- Land sale and lease prices and lease terms
- Retreat, coaching, corporate getaway and bootcamp segments
- International operators that could book a Bali venue
- Pricing recommendations for a retreat venue
What we delivered
We delivered two slide decks. One covered Bali hospitality and real estate: trading metrics, hotel, real estate and land comparisons. The other covered the retreat market, with four segment analyses, Bali market potential and recommendations. Supporting Google Sheets held the hotel and villa dataset and the lease vs freehold calculation.
Bali hospitality and real estate market deck
Google Slides · approx. 15 slides
- Hotel trading metrics 2019–2022 for two upper-end segments
- Hotel stock by star rating (BPS 2020)
- 4- and 5-star rate comparison, Canggu vs Uluwatu
- Leasehold and freehold villa examples and averages
- Land sale prices and 12-month change
- Land lease terms and prices
Retreat market deck
Google Slides · approx. 25 slides
- Luxury retreat, coaching/mastermind, corporate getaway and bootcamp segments
- Key players and potential international partners per segment
- Price ranges and price drivers
- Trading metrics operators use
- Bali arrivals and venue demand
- Pricing and service recommendations
Hospitality dataset
Google Sheets · 2 tabs, approx. 45 properties
- Luxury hotels and resorts with services and target segments
- High- and low-season room rates
- Long-stay villa providers and monthly rents
Lease vs freehold calculation
Google Sheets · 3 tabs
- Leasehold listings: land size, term, price per m² per year, price per bedroom
- Freehold listings: price per m², price per bedroom
- Hotel rate samples for Canggu and Uluwatu
What we found
- Upper-end Bali hotels recovered fast. In the upper-upscale band, occupancy fell from 71% (2019) to 21% (2020) and was back to 61% in 2022, with ADR above its 2019 level.
- The luxury band recovered more slowly on occupancy (67% in 2019, 36% in 2022) but held room rates of about US$450–470 throughout.
- Most Bali hotels are independent: only 18% are affiliated with hotel chains (CBRE). That leaves room for a distinctive independent venue.
- Freehold land listed at about US$285/m² in Canggu and US$409/m² in Uluwatu in August 2023, both up about 22% in 12 months (Lamudi).
- Leasehold agreements typically run 25 years, sometimes up to 35, and are usually paid upfront.
- We recommended tiered packages, longer-stay discounts, bundled services and expert-led programmes to attract retreat operators.
In numbers
- Upper-upscale Bali hotels: 71% occupancy (2019), 21% (2020), 61% (2022) (C9 Hotelworks / Horwath HTL, April 2023)
- 434 star-rated hotels with 47,751 rooms in Bali in 2020 (BPS)
- 1,877,215 foreign visitors to Bali, January–May 2023 (BPS Bali)
- Canggu freehold land about US$285/m², Uluwatu about US$409/m², August 2023 (Lamudi)
Key takeaway
If your venue depends on retreat operators, size demand by segment and price band, not only by tourist arrivals.