{"id":4576,"date":"2026-09-29T19:27:58","date_gmt":"2026-09-29T16:27:58","guid":{"rendered":"https:\/\/antagroup.info\/"},"modified":"2026-09-29T19:27:59","modified_gmt":"2026-09-29T16:27:59","slug":"dohodnost-apart-otelya-na-bali-raschet","status":"publish","type":"post","link":"https:\/\/antagroup.info\/en\/2026\/09\/29\/dohodnost-apart-otelya-na-bali-raschet\/","title":{"rendered":"Aparthotels in Bali: How is room rate calculated?"},"content":{"rendered":"

Author: Anton Taranenko, co-founder and CEO of ANTA Group<\/em><\/p>\n

The return on a room in an aparthotel is calculated using a single process: occupancy is multiplied by the average nightly rate, the operator's share and management expenses are subtracted from the revenue, then taxes and service charges, and the remainder is divided by the room price. Everything else you see in the presentations are assumptions within this process. At ANTA Group, we are building an aparthotel in Bali<\/strong> under the Radisson Individuals brand, and in this article, we show the full calculation, step by step, using a sample room from our project in Canggu.<\/p>\n

What makes up the income for a room in an aparthotel?<\/h2>\n

It consists of four layers, each one smaller than the previous one.<\/p>\n

    \n
  1. Room Revenue.<\/strong> Occupancy (the share of occupied nights per year) is multiplied by the average nightly rate (ADR). In hotel reporting, this product is called RevPAR, or revenue per available room.<\/li>\n
  2. Operator's share and management expenses.<\/strong> Revenue is reduced by brand and management company fees, staff salaries, utilities, booking platform commissions, and marketing.<\/li>\n
  3. Owner's taxes and fees.<\/strong> Rental income tax, insurance, furniture and equipment upgrade reserve, and contract service fees.<\/li>\n
  4. The owner's net income.<\/strong> This is what comes into the account. This amount is divided by the room purchase price to obtain the annual yield.<\/li>\n<\/ol>\n

    It is impossible to check one percent without these layers, so each layer is analyzed separately below.<\/p>\n

    What occupancy and nightly price should be included in the calculation?<\/h2>\n

    Not your dream, but the market. According to the "Bali Hotel & Branded Residences 2026" report by Horwath HTL, Bali Hotels Association, and C9 Hotelworks (March 2026), the average hotel occupancy rate in Bali for 2025 was 73.2%, peaking in July at 85.9%, the average nightly rate was IDR 2.4 million, and revenue per available room was IDR 1.7 million. International arrivals for 2025 were 6.95 million, an increase of 10.% compared to 2024. Nusa Dua showed the highest occupancy rate among districts, 79.2%, while Jimbaran and Uluwatu had the highest nightly rate, 4.8 million IDR.<\/p>\n

    At the exchange rate as of September 21, 2026 (17,790 IDR per dollar), the average nightly rate on the island is approximately $135, with revenue per room approximately $96 per night. This is the average for all hotel classes, from two-star to luxury; a specific property deviates in both directions depending on the area, brand class, year of opening, and season.<\/p>\n

    For this example, we're using below-market assumptions: 65% occupancy and a nightly rate of $125. A new property rarely reaches market average occupancy immediately in its first year of operation, and the calculations must account for this.<\/p>\n

    What does the calculation for a conditional number in Canggu look like?<\/h2>\n

    A room in the Radisson Individuals Anta Canggu project, price from $178,000 (from the project page, September 2026). Opening Q1 2027. Radisson Individuals (Radisson Hotel Group) brand, managed by Ribas Hotels Group. All percentages below, except for the tax rate, are assumptions for example purposes only, not contractual terms.<\/p>\n

    Calculation example (assumptions are indicated)<\/strong><\/p>\n\n\n\n\n\n\n\n\n\n\n\n\n\n
    Step<\/th>\nAssumption<\/th>\nAmount per year<\/th>\n<\/tr>\n<\/thead>\n
    Busy nights<\/td>\n65% of 365 occupancy<\/td>\n237<\/td>\n<\/tr>\n
    Revenue of the issue<\/td>\n237 nights x $125<\/td>\n29 625 $<\/td>\n<\/tr>\n
    Operator's share and management expenses<\/td>\n45% of revenue<\/td>\n13 331 $<\/td>\n<\/tr>\n
    Owner's income before taxes<\/td>\n55% of revenue<\/td>\n16 294 $<\/td>\n<\/tr>\n
    Tax on rental income<\/td>\n10% of the owner's income<\/td>\n1 629 $<\/td>\n<\/tr>\n
    Reserve for furniture and equipment<\/td>\n3% of revenue<\/td>\n889 $<\/td>\n<\/tr>\n
    Number insurance<\/td>\nfixed<\/td>\n400 $<\/td>\n<\/tr>\n
    Owner's net income<\/td>\n<\/td>\n13 376 $<\/td>\n<\/tr>\n
    Profit to price: $178,000<\/td>\n<\/td>\n7,5%<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

    The 10% rate is taken from the PwC Tax Summaries for Indonesia (updated June 11, 2026): final tax on income from land and building leases. For a non-resident without an applicable double taxation treaty, the basic rate under Article 26 is 20%, and this is a separate line item that should be clarified for your status before the transaction.<\/p>\n

    The same number with different input data:<\/p>\n\n\n\n\n\n\n\n
    Occupancy and nightly price<\/th>\nNet income<\/th>\nProfitability<\/th>\n<\/tr>\n<\/thead>\n
    55% and $110 (weak year)<\/td>\n9 881 $<\/td>\n5,6%<\/td>\n<\/tr>\n
    65% and $125 (basic example)<\/td>\n13 376 $<\/td>\n7,5%<\/td>\n<\/tr>\n
    73% and $135 (2025 market level)<\/td>\n16 298 $<\/td>\n9,2%<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

    The difference between a weak year and a market-standard year is almost double, and this is with an unchanged operator share. That's why the yield figure without specified occupancy and nightly rate is meaningless. On the project page, we provide a benchmark of up to 9.1% per annum: this is the company's estimated benchmark for occupancy and nightly rate close to 2025 market values, not a promise. Actual yield will depend on the year, season, and operator performance.<\/p>\n

    How does a branded aparthotel differ from a self-catering villa?<\/h2>\n

    The mechanics of income, not just the amount.<\/p>\n