Investing in a Bali villa is an exciting venture, but the difference between a "good" investment and a "great" one often comes down to the numbers. Many investors rely on rough estimates, often overlooking crucial factors like seasonality, management fees, and fixed annual holding costs.
At Oniriq Property, we believe that informed decisions are the bedrock of successful real estate investment. That is why we have built a Rental Income Projection Template, specifically designed for the Bali market, and we are making it available for free.
Why Do You Need This Template?
Bali’s rental market is dynamic. You have high and low seasons, varying management fees, and specific local taxes (like PBB). If your spreadsheet doesn't account for these variables month-by-month, you aren't seeing the full picture.
Our template helps you:
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Account for Seasonality: See how occupancy shifts from High to Low season affect your actual take-home profit.
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Make Data-Driven Decisions: Stop guessing and start projecting based on realistic inputs.
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Analyze ROI Instantly: Our built-in ROI logic tells you exactly where your property stands—from "Lifestyle Property" to "High-Yield Investment."
This article breaks down why most ROI projections are miscalculated, what key costs are often left out, and how to spot the difference between real and misleading numbers.
How to Use the Template
We’ve designed this sheet to be as user-friendly as possible. Follow these simple steps to get started:
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Make a Copy (Essential Step!)
Before you begin, open the link and go to File > Make a copy in the menu. This creates a private and editable version of this template in your own Google Drive.
Please do not edit the master template directly!
In case you forget, we also give a simple tutorial on how to use this template in Sheets: INTRO or you can always go back to this article for a more comprehensive tutorial.
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Customize Your Inputs
Navigate to the "Inputs" tab. You only need to edit the cells with a light blue background. Enter your purchase price, average daily rates for high and low seasons, and also one of the most important variables, your operating costs.
You can put all the number values in every row and it will automatically format it as how it is, e.g. put the number “15” in “Mgmt Fee (% of Gross Income)” row, and it will automatically be filled as percentage format.
For the ‘Month” column, you can set the specific month in what year. Just double-click one of the cell choose first date for the month, for example you choose 1st January 2026 and it will automatically updated written as “Jan 2026”
Finally for the last inputs, you should fill your projection or history occupancy rates for each month. You can fill the value in rounded numbers like “35” and “75”, or you can write in more detailed decimals such as “80.04”, “67.47”.
After you fill all the values needed, the template will automatically do the heavy lifting for the rest of the sheet and you can also see it directly see the final result in the Annual Projection section below.
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View Your Annual Summary
Head over to the "Annual Projection" section. Here, you will see your total Gross Rental Income, Expenses, and Net Operating Income (NOI). We’ve even included an automated status message that analyzes your ROI, helping you understand if your property is performing as expected.
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Analyze the Monthly Breakdown
Wondering where all those projection numbers came from?
You can go to the "Monthly Breakdown" tab to see your projected cash flow throughout the year. We’ve automated this section to calculate nights based on specific months, giving you a precise look at your seasonal performance.
All the figures in this sheet are automatically completed by its formulas, except for the “Season” column. You can adjust the season type based on your preferences or past recorded data, the rate values in “Daily Rate” will be automatically updated, based on your input previously in sheet “Input”.
Ready to Analyze Your Investment?
Whether you are a seasoned investor or looking to purchase your first villa in Bali, this tool will provide the clarity you need to move forward with confidence.
Disclaimer: This template is for educational and planning purposes only. It does not constitute financial or legal advice. Oniriq assumes no liability for the accuracy of these projections or for investment decisions made based on this tool. Always conduct your own due diligence and consult with a local professional before investing.
Need Expert Guidance? Numbers are only one part of the equation. If you have questions about specific Bali property regulations, villa management, or need a deeper market analysis, our team at Oniriq Property is here to help.
Contact us today for a professional consultation.
Complete the form and our friendly team will contact you in shortly!
