Renting Out a Villa in Kaba Kaba
Renting out a villa in Kaba Kaba means working from a long-term lease market rather than a nightly one. No published yield or occupancy figure exists for this desa, so treat any return someone quotes you as a guess, not a tracked number.
Long-Term Tenants Set the Going Rate
Twenty-two listings is a thin sample, and Rumah123's own range shows why: the cheapest villa on the books asked IDR 55 million a year, the priciest IDR 720 million, more than a 13-fold spread between them.
That gap says more about bedroom count and finish than about one going rate for the desa. Here is how the two ends of the range compare:
| Rental term | Annual rent (IDR) |
|---|---|
| Lower end of the sample | 55 million |
| Upper end of the sample | 720 million |
Source: Rumah123, September 2026, 22 listings. Ask us for the closest comparable before you price a lease off this range alone.
No Yield Figure Has Been Published Yet
No source checked for this page put a rental yield or an occupancy rate on Kaba Kaba specifically, a gap worth naming rather than papering over with a Bali-wide average that was never measured here.
Demand itself reads as long-stay. Agencies and portals frame renters here as lifestyle tenants chasing rice-field views at a discount to Canggu, rather than short-stay holidaymakers booking a week at a time, per The Bali Homes.
Treat any projected yield someone quotes for this desa as an estimate built on the rent range above, never a reported figure.
Nightly Letting Needs the Pink Zone
A long lease is one thing; nightly guests are another matter entirely. Zoning colour, agent shorthand for Peraturan Daerah Provinsi Bali Nomor 2 Tahun 2023, decides which one you can legally offer:
- Pink, Kawasan Pariwisata, Pasal 95: nightly bookings once the right licence sits behind the listing.
- Yellow, Kawasan Permukiman, Pasal 96: the house stands, though a nightly guest still needs its own tourism approval.
- Green, Pertanian or Lindung, Pasal 90: no building at all, so nothing here can rent out either way.
Check Kaba Kaba Zoning Explained before assuming your own block clears the pink test.
Licensing sits on top of zoning. Since Indonesia's OSS RBA system took over, a villa-letting business needs an NIB tied to the right KBLI code rather than the old TDUP licence, and a foreign owner has to hold that NIB through a PT PMA rather than in a personal name, per Bali Property Rules.
The full chain, a tourism-zone location, a commercial-use PBG, an SLF safety certificate and a verified NIB, is reported to take 6 to 12 months to assemble.
Booking Platforms Now Verify Every Listing
Indonesia's tourism ministry pushed the licence-verification deadline back once already, and 31 May 2026 is the date that stuck, per Bisnis.com. Nine platforms, Airbnb, Booking.com and Agoda among them, check listings against the government's NIB database from that point onward.
By 6 May 2026, over 99,000 listings were registered nationally, yet barely a third carried a verified licence, per Kompas Travel. An unlicensed Kaba Kaba villa risks the same delisting as one in Canggu or Ubud; the rule carves out no exception for a quieter village.
Rental Income Still Owes Its Own Tax
Whatever this villa earns, Jakarta takes its cut before you see the rest, regardless of which zone colour the block sits in:
| Landlord's tax status | Rate on gross rent |
|---|---|
| Indonesian tax resident | 10% final, PP 34 Tahun 2017 |
| Non-resident, no treaty | 20%, PPh Pasal 26 |
| Non-resident, treaty applies | Lower rate, valid SKD/DGT form needed |
Who hands that money over depends on who pays you. A registered company tenant withholds it automatically, per DDTC News, but a private tenant leaves the job to you, self-remitted through the Coretax e-Bupot system. Confirm which row applies to you with your own adviser before the first payment lands.
Frequently Asked Questions About Renting Out a Villa
How Much Does a Long-Term Rental Fetch in Kaba Kaba?
Rumah123 listed 22 long-term villa rentals here in September 2026, ranging from IDR 55 million to IDR 720 million a year across mixed bedroom counts, a spread that reflects size more than one going market rate.
Is There a Rental Yield Number for Kaba Kaba?
No source checked for this page has published one. Any yield figure quoted for this desa is an estimate built from the rent range above, not a tracked or reported number specific to Kaba Kaba.
Which Zone Lets Me List a Villa Nightly?
Only a pink-zone villa, Kawasan Pariwisata under Pasal 95 of Perda 2/2023, can legally take short-stay guests. A yellow-zone home can stand but needs separate approval for daily letting, and green-zone land rules building out.
When Do Booking Platforms Start Checking Licences?
Kemenpar pushed back the platforms' NIB-database licence check once already; the date now stands at 31 May 2026, per Bisnis.com. A listing without a licence risks removal once that date passes.
Who Pays the Withholding Tax on My Rental?
A registered company tenant withholds the 10% final tax itself. Where the lease sits between two private individuals, the landlord must self-remit the same tax through the Coretax e-Bupot system.
Does Kaba Kaba Attract Short-Stay or Long-Stay Tenants?
Agency and portal copy frames demand here as long-stay lifestyle tenants seeking rice-field views at a discount to Canggu, per The Bali Homes, rather than short-stay holidaymakers, though no occupancy data confirms it.
General information, current September 2026. Not legal, tax or investment advice.
Regulations, tax treatment and capital requirements have changed repeatedly through 2025 and 2026. Take advice from a qualified Indonesian notary, an independent lawyer and your own tax adviser before committing funds.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Kaba Kaba that fits your budget and your plans we will send it.
If we do not, we will tell you that instead of putting you on a list.
Message us on WhatsApp