How to choose a Bali villa management company.
Written by Nacho Jorrín, partner at Agmakina Group, building and managing villas in Uluwatu since 2019 · Reviewed 30 October 2026
To choose a villa management company in Bali, check five things: how many villas it runs, the real occupancy it gets, what its service covers, whether there is a lock-in and which channels it lists on. Ask for proof of each one.
Our 5 villas with a full track record in Uluwatu averaged 90% occupancy in the third quarter of 2026, against 74% for comparable listings in their areas (PriceLabs). Ask any management company for the same number, with a date and a source.
What does a villa management company do in Bali?
It looks after the villa so you do not have to. It sets the price, publishes the listing, looks after the guest, cleans, maintains the house and pays you. From the outside it looks simple. Between two companies, the gap can be many points of occupancy.
What should you check before signing?
There are five checks. A serious company makes them easy. If one gets annoyed when you ask, you have learned something.
| Check | What to ask for | What we show you |
|---|---|---|
| What it already runs | How many villas it manages today and in which areas | More than 200 villas managed |
| Occupancy | Data from real calendars, with a date, a source and the area average next to it | 90% average occupancy across 5 villas, against 74% for their area (Q3 2026, PriceLabs) |
| What is covered | The exact list of services and the reports you will get | Marketing and listings, bookings, pricing, cleaning and pool care, preventive maintenance, accounting and monthly reports |
| Lock-in | How long the contract lasts and how you leave | Management with no lock-in |
| Channels | Which ones it lists on, and its rating there | All three booking channels, with a 4.93 Superhost rating on Airbnb |
How do you know it really fills villas?
Ask about the occupancy of villas it already runs, not the one it promises. Ask for the date of the data, where it comes from and what it is compared with. A number with no area and no date is useless.
The area sets the ceiling and management decides how close you get. That is why we show the average of comparable listings next to our own figure. If a company gives only its own number, you cannot tell whether it is good.
What should professional villa management in Bali cover?
Everything day to day: marketing and listings, bookings, guest communication, pricing, cleaning and pool care, preventive maintenance, accounting and monthly reports. Guest support should run 24 hours. If anything on that list costs extra, get it in writing.
Ask which taxes you pay too. Indonesia's local accommodation tax (PHR) is 10% of income. We explain it in our guide to tax when investing in Bali.
Why does a lock-in matter?
A company that does its job well does not need to tie you down. If the contract keeps you in for years, ask why. There is no lock-in on our management. Still, always read the exit terms before you sign.
What if you do not own a villa yet?
Then look first at who builds it and who runs it afterwards. We explain it in our guide on how to choose a Bali villa developer. And to see what drives a villa's income, read the seven keys of villa management.
What do we do in Bali?
We manage villas in Uluwatu, in the areas of Bingin, Melasti, Balangan and Ungasan. You can see how we work on our Bali villa management page.
What people ask us most.
What should I ask a villa management company in Bali for?
How many villas it runs, occupancy data with a date and a source, the exact list of what it covers, the exit terms and the channels it lists on.
What occupancy is good in Uluwatu?
It depends on the area. In the third quarter of 2026 our 5 villas with a full track record averaged 90%, against 74% for comparable listings (PriceLabs).
What does professional villa management include?
Marketing and listings, bookings, pricing, cleaning and pool care, preventive maintenance, accounting, monthly reports and guest support 24 hours a day.
Is there a lock-in on your management?
No. Still, always ask for the terms in writing before you sign, with any company.
What tax applies to renting a villa in Bali?
The local accommodation tax (PHR) is 10% of income. Ask your tax adviser how it affects you.
The other guides.
Want it with your own numbers?
We show you the villas available, what each one earns today and what would be left for you, with our real figures in front of you. You talk to the developer, not to a salesperson.